HomeMy WebLinkAboutSpecial 2015-07-28 COMPLETE AGENDA PACKET - 2015 COMPREHENSIVE PLAN UPDATEI. Welcome
5:30 — 5:35 p.m.
City of Tukwila
Department of Community Development
Tukwila City Council — Work Session
2015 Comprehensive Plan Update
Tuesday, July 28, 2015
5:30 p.m. — 8:00 p.m.
Council Chambers
6200 Southcenter Boulevard, Tukwila, WA 98188
II. Review of Comprehensive Plan Update Process
5:35 — 5:45 p.m.
Jim Haggerion, Mayor
Kate Kruller, Council President
Jack Pace, Director
Jack Pace, Community Development Director
III. Review of Tukwila International Boulevard District Element Lynn Miranda, Senior Planner
5:45 — 6:30 p.m.
IV. Review of Housing Element
6:30 — 7:15 p.m.
V. Review of Residential Neighborhoods Element
7:15 — 8:00 p.m.
VI. Adjourn
8:00 P.M.
Laura Benjamin, Assistant Planner
Laura Benjamin
DRAFT—Planning Commission Recommended
Tukwila International
Boulevard (TIB) District
Element
WHAT YOU WILL FIND IN THIS CHAPTER:
• A Vision Statement for the Tukwila International Boulevard (TIB) District.
• A discussion of the issues facing the TIB District today.
• Goals and policies to guide development in the TIB District and implement the
community's vision.
PURPOSE
The Tukwila International Boulevard (TIB) District Element is part
of the Comprehensive Plan's multi -part land use element, one of the
five issues or "elements" that the Growth Management Act requires
all plans to address.
In terms of planning within the context of state and regional
requirements, the TIB District is a "local center" where existing and
future land use and infrastructure capacity will be used to
accommodate some of the City's designated future growth,
consistent with PSRC's VISION 2040 goals and policies and the King
County Countywide Planning Policies. This element establishes a
basis for decision - making that is consistent with the Washington
Growth Management Act, King County's Countywide Planning
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Policies and the Puget Sound Regional Council's (PSRC) Vision 2040.
The specific requirements of these plans are fulfilled by the City of
Tukwila's Tukwila International Boulevard Background Report
(2014).
The TIB Element establishes overarching goals and policies to guide
public and private actions that help achieve the vision for this
district as a complete neighborhood and destination, rather than an
arterial highway leading to "somewhere else." It acknowledges and
builds on Tukwila's planning efforts to date, including the Tukwila
International Boulevard Design Manual (1999) and Tukwila
International Boulevard Revitalization and Urban Renewal Plan
(2000).
SIDEBAR BOX. growing Transit Communities. In 2013, a region -wide coalition of
businesses, developers, local governments, transit agencies and nonprofit organizations -
the Growing Transit Communities (GTC) Partnership - developed a strategy to encourage
high- quality, equitable development around rapid transit, and work towards implementing
VISION 2040's growth strategy. The GTC's strategy has three main goals:
• Attract more of the region's residential and employment growth near high- capacity
transit;
• Provide housing choices affordable to a full range of incomes near high- capacity transit;
and
• Increase access to opportunity for existing and future community members in transit
communities.
The City of Tukwila is a signatory to the GTC Strategy Compact. As such, Tukwila is
expected to use a full range of tools, investments, and economic development strategies to
attract the potential demand for residential and commercial transit oriented development
consistent with regional policies and plans. These strategies include the full range of
housing affordability. Tukwila will also plan for and promote residential and employment
densities that support ridership potential and contribute to accommodating growth needs
within its high capacity transit corridor.
While GTC's strategies were considered during the preparation of the TIB element, they
will become more of a driving force during station area master planning.
THE TIB DISTRICT
The TIB District boundaries are shown in Figure 1. The District extends from S. 1280, Street
on the north to S. 160t" Street on the south, and from Military Road and Tukwila
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Commented [LMI]: You will see a number of
SIDEBAR BOUI96 with biuc &ex:i, some with photos,
scattered throughout this element. These are intended
to expand the discussion contained in the body of text
or policies, or provide additional examples or
explanation. They are NOT goals or policies. Once the
final document is formatted, these will appear in
"sidebars" on a page of the element.
International Boulevard (TIB) on the west to 42nd Avenue South on the east. North of the
TIB District is primarily an area comprising the City's manufacturing industrial center,
containing a mix of industrial and commercial uses. South and west of the TIB District is the
City of SeaTac, and farther south on International Boulevard is SeaTac International
Airport.
TIB remains one of the highest priorities for redevelopment in the City. Its multi - cultural
flavor and available land provide opportunities, while safety concerns, pedestrian
connections, limited retail opportunities and market perceptions are challenges. By
building a complete neighborhood, promoting the District's diversity and multi - cultural
community, and leveraging the area's excellent transit access and opportunities for
redevelopment, the TIB neighborhood has the opportunity to be South King County's
premier community -based center for cultural and commercial activity.
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Figure 1. Tukwila International Boulevard District Boundary
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VISION STATEMENT
As part of the Comprehensive Plan update, and because
redevelopment of the TIB area is a high priority for the community,
the City began an intensive public involvement program to review
the results of its planning and investments made over the previous
decade and a half, and consider the existing vision to reflect any
change in conditions or the community's desires. As part of this
process, the City's Community Connectors gathered survey
responses from Tukwila residents and businesses in the TIB area
and public comments were recorded during a series of City -
sponsored Community Conversations with residents. The Tukwila
City Council and Planning Commission then met in joint
worksessions to review community input and discuss their ideas for
the future of the TIB District. Out of this, a new vision for the TIB
District was crafted:
The vision for the Tukwila International Boulevard District is an area
that is a complete neighborhood with a thriving, multicultural
residential and business community with vibrant places to live, work,
shop, and play for everyone. The District is a safe and walkable
destination with an authentic, main street character that is connected
to other destinations. There is an emphasis on self - sustaining, living
wage employment opportunities within the District.
Community Vision for the Future
A Tukwila International Boulevard (TIB) District that is a "complete
neighborhood" with places to live, work, shop and play. The area is
an enjoyable, affordable, and prosperous community with a positive
resident and business - friendly image. The District has a distinctive
identity and character that is different from other neighborhoods
and retail areas in the City. This includes many businesses in the
corridor that are immigrant owned and provide retail and
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commercial services to a diverse customer base. This diversity
remains an asset to the neighborhood, the City and the region.
TIB is known more for its community focus and less as a
thoroughfare. It is safe and walkable, with an authentic main street
character. It embraces its international flavor and draws visitors to
its unique collection of restaurants, arts, and shopping experiences.
The TIB neighborhood is well - connected to other local and regional
destinations, with excellent access to transit, highways, and SeaTac
airport. A network of sidewalks, trails, and paths also connects to
nearby parks, schools, open spaces and amenities. Local trolleys add
another alternative way to get from the District to other parts of the
City for visiting, shopping or working.
New centers or "nodes" are emerging along the Boulevard, building
upon opportunities that take advantage of the light rail station and
the proximity to the airport and an expanding mixed use
development centered on the Tukwila Village project at the
intersection of S. 144th and TIB. Office and commercial services at
the light rail station are more regional- serving and higher density
than the neighborhood- focused development further north; but both
developments energize the other and are linked via sidewalks and
transit. Travelling away from the Boulevard, the more urban - scaled
buildings transition in size and design to better match the character
of the adjacent single family neighborhoods.
ISSUES
Land Use
❖ The focus of the City's efforts to date have been on the TIB
corridor. The community's vision goes further, and considers a
TIB district or neighborhood. The boundaries of the new TIB
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District extend from S. 160th Street on the south to S. 128th Street
on the north, and include adjacent commercial uses, multifamily
developments, and single family homes (See Figure 1).
❖ The TIB roadway remains a dominant element running through
the center of the District. TIB is a single, continuous street with
little differentiation in uses or buildings forms along its entire
length. To achieve the community's vision for the District,
specific portions of TIB will require different degrees of
emphasis. Over time, new development will be concentrated into
relatively smaller areas or "nodes" in key locations. Development
in these nodes should be a walkable and compact mix of uses,
with a distinctive character, and served by public transit. Beyond
the node areas, redevelopment should consist of residential and
neighborhood- serving commercial services with a pedestrian -
orientation. The existing zoning regulations, including zoning
districts, height limits, and permitted uses will need to be revised
so that they are more effective in achieving the community's
vision, particularly those addressing commercial and mixed use
districts.
❖ Abrupt transitions between the more intensive, taller uses
planned along TIB and the adjacent single family residential
neighborhood will need to be mitigated through design review
and development regulations.
❖ Commercial zoning along TIB in some locations is only 1 or 2
parcels deep, and many of these parcels are shallow in depth and
small, less than 7,500 square feet. Parcel aggregation,
development incentives, and rezoning will be necessary to
redevelop these locations consistent with the land use goals
envisioned for this area.
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TIB as a Main Street
Street Design
Despite City investment in street improvements to TIB in 2004, the
street design - that is, travel lane width, the lack of on- street
parking, and the lack of signalized intersections facilitating east -
west pedestrian crossings - does not support the community's vision
for a "main street" for the neighborhood. By design, TIB provides
mobility for longer trips through the district and the capacity for
more vehicles. By contrast, community members have expressed
their desire that the Boulevard should connect the residents and
businesses to foster a healthy, sustainable, and desirable
neighborhood. The community has asked for lower posted speeds,
on- street parking, and additional traffic signals to assist with
crossing the street.
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Figure 2. Looking north on TIB towards the intersection with S. 144th Street (2015)
Urban Form
The Design Manual for TIB addresses built form and site design, yet
the standards and guidelines for this area have not yet produced the
type of public realm envisioned by the community. From a
pedestrian's perspective, the feeling that TIB is a "people place" is
missing, as measured by the lack of a continuous wall of buildings
along the back of sidewalk, parking behind or to the side of
buildings, attractive buildings and landscaping, and green spaces
and views. While the Design Manual provides this type of guidance,
it is not a regulatory document. Further, developers and "the
market" still see the district as an auto - oriented place, as reflected in
recent projects - drive through pharmacies and fast food, and auto
services. If a change in the urban form is desired, TIB- related
development regulations may require strengthening.
Walkability & Connectivity
Community members feel that it is not safe walking to destinations
within the TIB District due to lack of pedestrian routes and
amenities. To improve walkability a neighborhood should have
continuous sidewalks and a well - connected street network.
To create safer east -west pedestrian routes, the community wants
sidewalks on intersecting side streets to connect residential
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neighborhoods to the Boulevard, and more crosswalks to link both
sides of TIB. Block size also plays a role in determining walkability,
with smaller blocks measuring 200 to 400 feet in length providing
more direct routes for pedestrians. Currently, block faces along TIB
range from 640 to 1000 feet in length, and there is a limited network
of streets in the District, particularly those oriented north /south.
Competition for limited public funding and warrant' approvals may
make implementing the desired changes to TIB and surrounding
streets challenging.
Community & Character
Renaming the street from Pacific Highway to Tukwila International
Boulevard in 1998 helped to make visitors aware that they are
entering the City of Tukwila. Installing TIB streetscape
improvements provided more visual coherence along the corridor.
While these have been positive steps by the City, the TIB District still
lacks a consistent identity that can serve as a source of pride for the
neighborhood, make businesses want to locate there, and pull
visitors back again and again. To create a recognizable and authentic
sense of place for the TIB neighborhood, the local community
culture and character must combine with an improved built
environment.
Public & Private Investment
Deteriorated properties and older buildings lacking architectural
character contribute to the negative perception of the TIB area, but
also create opportunities for redevelopment. However, current
market conditions, including low commercial and residential rents
and the lack of household disposable income in the area, do not
i A warrant is a set of criteria which can be used to define the relative need for, and appropriateness
of, a particular traffic control device, i.e. traffic signal, stop sign, or crosswalk.
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financially support redevelopment. Feasible market rate mixed use
in the TIB District may be at the outer edge of the 20 year
comprehensive planning horizon. From the developer's perspective,
there also needs to be a reason to live and work in the TIB District.
The City must strive to shift market perception and economics in
order to attract the type of development envisioned by the
community, and improve the feasibility of a potential project's
performance.
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GOALS & POLICIES
Land Use
Goal 8.1 'The Tukwila International Boulevard District is a walkable (Commented [ LMZ]:lzewritten former policy from 1
llTransportation Corridors Element J
neighborhood with places to live, work, shop, and play.
Goal 8.2 At key locations on TIB, there are well - designed,
pedestrian- oriented mixed -use centers or "nodes" with distinct
character.
Policies
8.2.1 Continue to focus redevelopment efforts on carefully chosen
"nodes" of more intensive development along TIB to
maximize the impact of the City's investments, create
momentum, and foster faith in the vision for the TIB district.
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Tukwila
Village
Node
MT-MM
Figure 2. TIB District "Node Concept"
Village Node at S. 144' & TIB Policies
8.2.2 Designate this area for an attractive, walkable, locally -
oriented mix of uses, including multifamily residential,
neighborhood- serving retail and services, restaurants, civic
and social gathering spaces, and other people intensive and
customer oriented activities that build on the momentum
from the Tukwila Village project.
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8.2.3 Generate high levels of foot traffic vital to the success of the
node by attracting an "anchor" that draws customers and
allows them to park once and walk to adjacent retail.
Transit - Oriented Development (TOD) Node at Tukwila International
Boulevard Station Policies
8.2.4 Designate this area for a more intensive, transit - oriented
mix of mid -to high rise office, multifamily residential, and
hospitality uses and services with structured parking that
builds on the momentum of the Tukwila International
Boulevard Station's proximity to SeaTac Airport and
generates jobs for the community.
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8.2.5 Identify and promote an "identity" for the area around the
Tukwila International Boulevard Station that is distinct from
other stations along the LINK light rail alignment.
8.2.6 Optimize opportunities for transit - supportive
redevelopment in and around the station by partnering with
the City of SeaTac and Sound Transit to shape TOD policies
and practices in the master plan.
Village & TOD Nodes Policies
8.2.7 Ensure that the master plans for the Tukwila Village and
TOD nodes encourage and incentivize the redevelopment of
large parcels, promote assembly of smaller parcels, and
identify opportunities for shared parking, pedestrian
linkages, and subregional infrastructure needs, such as
surface water and recreation.
8.2.8 Focus master planning for the nodes on non - auto - oriented
uses. Emphasize good pedestrian experiences and
connections to nearby residential areas, businesses, and
amenities.
8.2.9 Ensure that the Zoning Code and design guidelines support
the types of development envisioned in the nodes.
Implementation Strategies
Village Node:
Develop a master plan for the Village Node area.
In the interim before a master plan is prepared, revise the
boundaries for the Urban Renewal Overlay (URO) District and
amend the URO District development regulations to facilitate
the types and forms of development envisioned by the Village
Node concept, including:
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- Explore implementing for
increased height:iallowance.
- pRelax the ^5/'5="^^"^='"''="^"'==^ parking ratio ^"the
DDO area; consider SO/5Oor75/25 ratios with ostreet
wall oo75%o[ the parcel's frontage,
Explore options for a traditional anchor O.e. grocery store nr
conference/training ceuterl,as well as the potential for
attracting nr facilitating au unconventional anchor, (i.e.au
international market iva form similar tn Pike Place Market),
that builds nu the existing character nf the District, supports
fledgling retailers, and generates foot traffic for adjacent uses.
IDEBAR BOX. Unconventional Anchors. Unconventional anchors are being developed across
,eu.s- Melrose Market in Seattle, Grand Central Market in Los Angeles, Reading Terminal
larket in Philadelphia, and Union Market in Washington, D.C. Many of these are housed in
2purposed older buildings, such as auto repair shops, and feature a mix of indie food
urveyors, local brewers and roasters, specialty grocers, ethnic eateries and markets, food
arts, food trucks, artists and communal tables.
TOD Node:
Develop a master plan for the 70D Node area.
Promote the development potential nf locations near the
Tukwila International Boulevard Station as only "one stop
away from the airpnrt."
lu the interim before a master plan is prepared for the 70D
Node, define and establish a70D Node overlay zone within 1/2
mile walking distance of the Tukwila International Boulevard
Commented [LM3].r"ns"uant recommended height
m accommodate the types of development similar to
Tukwila VillaRe project
Commented [LM4]: Consultant recommendation -
enclosed parking requirement added too much cost to
make projects financially feasible at this point.
Station. Consider amending the development regulations to
allow au increase iu height and density iu the area tn the north
nf3Fl5l8, similar tn that already permitted tn the south (10
stories), to attract jobs and commercial redevelopment. Commented ''.~^
Consider the recommendations nf the Right Size Parking Study
prepared for the Tukwila International Boulevard Station area
when determining parking requirements.
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In Village and TOD Nodes:
Amend the Zoning Code regulations to encourage envisioned
development:
- Prohibit any new auto - oriented uses in the nodes.
Specifically, regulations should preclude new drive -
through uses (car washes, fast food, banks, and
pharmacies) or gas stations. Inform businesses and
landowners with non - conforming uses or structures as to
their status.
- Prohibit parking as a primary use within the nodes except
for day use parking.
- Allow densities that make under building (ground floor)
and /or structured parking economically feasible
To capture developers with a long term investment horizon,
develop compelling marketing materials that "tell the story" of
the TIB District vision to inspire developers with a long term
investment horizon to participate in the area's redevelopment.
Explore establishing a quasi - public retail leasing and
management agency to "sell" the vision for the node, plan and
coordinate the nodes' leasing strategy, actively recruit tenants,
and direct them to appropriate landlords and property owners.
Initiate the leasing program along one or two blocks that have
the greatest redevelopment potential.
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established Ird'.ta1111 c]estII IYYciy'1icni!.i Fc) achieve this Imix, rl Ine11gi' bc)iriY4`x)d C4YIY"tt11Y"tt1eirCIIrl1 stIrd,d: t !.ihcxl d
be managed d alnd c)peirciy'ed 111ke a':ihc)pp11IYYg Cd;"IYYteir. It II':i difficult fc)Ir II IYYC]11\/IIdual aIYYdlc)Irc]':i U.) Ireciru IIy'
appirc.)1pirlate high c uall11y'y( tenants, :i II IY ce they rl lre II IYYC1111YYd'd U.) ease y;iYellIr space y;4,.) whc)IY"tt1d',ve Ir II!:i
willing U.) 1pay the Irent, [d:"y'r11lleirs rll!:i4Y dc) In c)t' 111111i U.) y'rllke Ir ill but !if y cw have rl a x.)Irc]11IYYrly;d; d
Irtt1eirchaIYYC]11!:i II IY g plain and !s tirll+Je fc)Ir a g4;x)d tenant Imix, the Ir 11!:i 11k U.) Ird;'ta11leir!:i w111111 be Irec]0.JCed, Fc)
achieve 1 i !still e„ r bents, and and values, i:J IYYdlc)Irc]!.i r114Y1YYg the stireet IYYd,ed U.) band tc)getheir
and a c)Irlk Irc)actli+ eIly( with the public sd,Gtc)Ir U.) Irtt1eirchaIYYC]11!.ie and ease y;helll lr !:iy'Ird,d't II in a
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Commented [LM6]: What is projected as the `image'
of an area can be more important than the reality of the
area itself in shaping investors', visitors', and even its
own inhabitants' opinion of it. Marketing techniques
are used to provide a clear vision, especially with
graphics. This is often the missing piece in a
redevelopment strategy.
ux.)irdiiirray,ed and irintAt uallllyrstAplp)irlliiveway, Scwirmc The Urban Land lirstiiy,tAte in lyc:n Principles
fc)ir fCebt,lill¢ iiing NeIgIVrbc)irlVra:x) fCey,aiill "
Land Use Outside the Nodes
Policies
8.2.10 Allow a diverse mix of uses, including residential, (commented [LM7]: Revised former policy 8.5.1 from 1
Transportation Corridors element J
commercial services, office, recreational and community
facilities. Allow limited new retail in the TIB area outside the
nodes; once the nodes are established, expand opportunities
for retail outside the nodes.
8.2.11 Allow those types of light industrial uses that require hands -
on labor and operate in such a manner that no nuisance
factor is created and the scale of such activities does not
conflict with the TIB District vision of a walkable,
pedestrian- oriented neighborhood.
8.2.12 Allow stand -alone multifamily residential buildings outside
of the nodes.
8.2.13 Buffer residential areas from adjacent commercial areas. ( commented [LM8]: Revised former policy 8.5.8 from 1
l J
Ensure appropriate structural and landscape transitions Transportation Corridors element
between commercial and residential zones.
8.214 Maintain the predominately residential use and character Commented [ Lnn9]:lzeviseaformeroliey8.2.>3from
J
between South 128th Street and South 137th Street (if Transportation Corridors element
extended), with appropriate zoning and a significant
component of vegetated hillside.
8.2.15 Beyond the Node areas, acknowledge that some long -term
vacant or blighted parcels along the northern section of TIB
are difficult to develop under the current Mixed Use Office
(MUO) and Neighborhood Commercial Center (NCC) zoning
and may warrant a reexamination of the most appropriate
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uses for these sites. Ensure that future uses will support or
be compatible with adjacent single family neighborhoods.
Explore opportunities to use these properties for affordable
housing.
8.2.16 Encourage new commercial construction rather than commented [LMIOI: Revised former policy 8.54 from l
J
converting existing residential structures to commercial Transportation Corridors element
uses.
8.2.17 Encourage the redevelopment of commercial properties Commented [LM111: Revised former policy 8.2.21
from Transportation Corridors element J
fronting TIB by allowing the aggregation of residentially
zoned parcels with commercially zoned parcels fronting TIB,
where such action:
- expands small and /or irregularly shaped commercial
districts that can't be redeveloped per the overall goals
for the area,
- encourages redevelopment of non - conforming use sites;
- fronts and orients any commercial uses toward TIB; and
- creates a site, structures, landscaping and other features
that are compatible with adjacent residential district
standards and planned character.
8.2.18 Create gateways to provide a sense of arrival at the north
and south edges of the TIB Corridor. Use architectural and
landscape elements to mark transitions and entrances into
and within the TIB District in order to enhance way- finding,
create visual interest and activity, and contribute to a sense
of identity.
Implementation Strategies
Amend the Zoning Code regulations to facilitate envisioned
development:
- In the areas zoned Regional Commercial (RC), increase
maximum building heights to at least 45 feet. ( commented [LM12]: Consultant recommendation
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- In the areas zoned Neighborhood Commercial Center
(NCC) and RC, explore implementing an increased height
allowance if design incentives are met ( Commented [LM13]: Consultant recommendation 11 1 - Remove impediments to building at greater densities
caused by existing parking, building heights, and
recreation space regulations.
- Prohibit commercial park and fly operations at
motels /hotels in the TIB District, unless accommodated in
a parking structure with substantial ground floor retail,
or located in a way that provides effective visual
screening from adjacent streets.
• Explore the most appropriate use /zoning for parcels
designated Mixed Use Office (MUO) and Neighborhood
Commercial Center (NCC) that have had difficulty leasing or
redeveloping in the northern section of TIB. Explore other City
actions or incentives that could be used to encourage or
facilitate redevelopment.
• Consider alternative ways and incentives to transition from
higher intensity zones to adjacent single family zoning. Modify
Zoning Code and TIB Design Manual to address these
transitions. This should include standards for building height
and form and site design. Use the Urban Renewal Overlay
height transition setback standards as a starting place.
• Modify multifamily design guidelines to address more urban
forms of residential development in the TIB District.
• Designate additional residentially -zoned parcels as
"Commercial Redevelopment Areas" where such action meets
the intent of the policies.
• Identify appropriate locations for a gateway on the north and
sound end of the TIB corridor. Consider the City owned vacant
parcel on the southwest side of the intersection of 37th Ave S.
and TIB as a gateway location on the north end of the
neighborhood.
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Explore policies to address treatment and livability of ground
floor living spaces to make them consistent with the vision for
the TIB District
TIB as a Main Street
Street Design
Goal 8.3 The Tukwila International Boulevard roadway is a "main
street" serving as the central spine of the TIB neighborhood. Rather
than moving traffic "through" the area, TIB is a "to" place, with
slower speeds, better crosswalks, and on- street parking. TIB is a
connector, not a divider. It strengthens the links among residents,
schools, and businesses to foster a healthy, sustainable, and
desirable neighborhood.
Policies
8.3.1 Lower vehicular speed on TIB by adding traffic signals,
pedestrian bulbs at intersections, and on street parking, and
increasing the number of and plantings in landscaped
medians.
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IERAR BOX. Street Design. Street design, the vehicle volumes, and the functionality of the
rculation network can affect many things such as the type of business that can be successful
nd the investor who will develop along the street. In addition, the transportation system can
ave clear impacts on the social equity of the public investment by excluding or discouraging
lose who cannot or choose not to drive a vehicle or bicycle.
8.3.2 Provide additional signalized crosswalks
increase
convenience and safety. Carefully chose east -west
pedestrian crossings to align with public amenities, activity
areas, and planned development projects.
8.3.3 Invest in paving and other calming features at crosswalks to
increase pedestrian safety and enhance the identity of the
TIB neighborhood.
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Commented [LM14]: Currently, signalized crossings
are at 5.154, 5.152, S. 144, S. 132 and 5.130 Streets.
The distances between those crossings are 693 feet,
2,479 feet 4,371, and 350 feet respectively. (FYI, the
width of part of Seattle's downtown, from the pig at
Pike Place Market to the Convention Center on Pike
Street is 2,266 feet or 7 blocks.)
Implementation Strategies
■ Engage engineering staff and consultants to conduct studies on
identified street design issues, such as installing additional
crosswalks and on- street parking, and develop detailed plans
that can implement these Main Street goals and policies.
Urban Form
Goal 8.4 The TIB District is a unique destination whose urban
design and built form encourages people to explore the
neighborhood, prioritizes pedestrian safety and comfort, and
enhances the quality of life.
Policies
8.4.1 Combine standards for parking placement with building site
layout to achieve the compactness of a consistent building
wall and pedestrian orientation along streets within the TIB
District, where appropriate.
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Commented [LM15]: Former policy 8.5.5 from
Transportation Corridors element. Revised policy to
reflect that a consistent build -to wall is desired along
many streets within the TIB District. Original policy
called for consistent building wall only in NCC focal
Examples of a continuous building wall along a street
8.4.2 Use incentives to encourage commercial businesses and
residential buildings to create a continuous building wall
along the street edge and locate a primary entrance from the
front sidewalk, as well as from off - street parking areas, in
the TIB District where buildings are not required to locate at
the back of sidewalk. Where buildings are required to locate
at the back of sidewalk, require a primary entrance on or
adjacent tothe front sidewalk.
Commented [LM16]: In addition to an entrance from
the "back parking lot ", another primary entrance is
needed along the street side if buildings are brought to
back of sidewalk.
8.4.3 Fence exterior storage and sales areas with high- quality Commented [LM17]: Revised former policy 8.2.15 1
J
materials to support a visually pleasing environment from Transportation Corridors element.
without restricting connectivity and walkability; limit use,
size, and location of metal security and other fencing and
require concealment with appropriate landscaping.
Implementation Strategies
Update development standards to require on -site parking to be
located away from the street in the TOD and Village Node
areas, either behind or to the side of buildings.
Outside of the Node areas, update development standards to
limit the amount of parking in front of buildings, such as
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restricting parking between a building and street to one
double - loaded aisle.
• Where buildings are not required to be located adjacent to the
street, develop an incentive program that encourages
businesses and residential buildings to locate adjacent to the
back of sidewalk and provide a primary public entrance from
the front sidewalk as well as from parking areas.
• Explore implementing a landscape and facade improvement
program for existing commercial development.
• Design guidelines for buildings and site design that illustrate
techniques for view protection.
• Fencing design guidelines.
Goal 8.5 Establish parking requirements for uses that are based on
urban rather than suburban densities and needs, and balance the
parking needs with urban design goals and related policies to
encourage transit use and walking.
Policies
8.5.1 Recognize that parking needs will usually be less for uses in
close proximity to transit, and along neighborhood shopping
streets because some shoppers will arrive on foot, by transit,
or bicycle.
8.5.2 Explore the potential for shared parking facilities for transit
riders in developments within one -half mile walking
distance of the Tukwila International Boulevard Station.
Implementation Strategies
■ In the TIB District, explore the feasibility of removing parking
minimums and allowing the market to determine parking need.
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Per the recommendations in the Right Size Parking (RSP)
Policy Pilot Project study that was completed for the City in
2014, in the area surrounding the Tukwila International
Boulevard Station:
- Reduce multifamily parking minimums to rates 20 percent
above the RSP estimates, which would result in a substantial
reduction in future parking required for multifamily
development while accommodating the wide range in
observed parking utilization on -site
- Facilitate shared use agreements between commercial
and /or residential lots for off - street parking
- Establish policies on the priority users of on- street parking
- Create design standards that include on- street parking for
new and improved streets, including the conditions under
which on- street parking can be safely implemented.
- Continue Sound Transit's monitoring of occupancy levels at
the Tukwila International Boulevard Station and on- street
parking utilization within one -half mile of the Tukwila
International Boulevard Station
- Coordinate parking standards with the City of SeaTac to
ensure uniformity.
In the TIB District, consider revising development standards to
allow a project to count adjacent on- street parking spaces
towards meeting its parking requirements.
In the TIB District, once there is a reservoir of public parking
available in the area, consider regulations /incentives that
reduce parking requirements for small commercial spaces: if commented [LM181: Reducing the private
requirements would only be feasible when there is a
buildings are located near back of sidewalk. reservoir of publicly available parking. This could
include on- street parking, shared use garages or
possibly day use pay lots.
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SIDEBAR BOX. Right Size Parking ( SP) Calculator. Too much parking at residential properties
correlates with more automobile ownership, more vehicle miles travelled, more congestion,
and higher housing costs. In addition, excess parking presents barriers to smart growth and
efficient transit service. The amount of parking is optimized — i.e., right sized —when it strikes a
balance between supply and demand.
Walkability & Connectivity
Goal 8.6 A larger network of streets, sidewalks, trails and other
public spaces throughout the TIB District supports community
interaction; connects neighborhoods, commercial areas, civic areas,
and destinations; and improves community health. The TIB
District's circulation network makes the neighborhood a great place
to walk, improves mobility and safety for all users, encourages
walking, bicycling and use of public transit, and supports the
envisioned land uses.
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Policies
8.6.1 Establish a more walkable and connected street network
throughout the TIB District by investing in public sidewalks
and requiring private redevelopment projects to organize
site plan elements to allow for through connections.
Connected Pedestrian Network
m
%M,
W
✓ long term: Guide development
of built form and streetscape,
to aligin with Connected
r<a
sI. Nodes concept
r,
o �;R
Concept: Continuous building wall and pedestrian circulation system
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8.6.2 Consider supplemental and TIB District - specific
transportation systems, such as trolleys and bike share.
8.6.3 Work with transit agencies to expand transit service
throughout the TIB District.
Implementation Strategies
Phase the development of the TIB's sidewalk network:
- Expand the sidewalk network to east -west streets that
intersect with TIB and connect to adjacent neighborhoods.
- Extend the sidewalk network to connecting north -south and
east -west streets.
As redevelopment occurs, encourage a finer - grained
pedestrian grid. Break up larger blocks by extending the
pedestrian system through properties and along property
lines.
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SIDEBAR BOX. Comparison of TIB District's existing black size With other Walkable
areas in Seattle.
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■ Include the street and sidewalk network in future master
planning efforts for the TIB District. Include new north /south
and east /west streets designed as "complete streets" including
curb, gutter, sidewalks, and potentially on- street parking
between Military and TIB.
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Explore, where appropriate, the use of "woonerf' streets that
allow pedestrians, cyclists and autos to share the space equally,
such as for local access streets in the interior of a large
development.
Work with the Parks and Recreation Department to add stairs
connecting Southgate open space to TIB.
SIIDEBAIR BOX. Green spaces and glreenways. fDuring the joint City Council /Planning
Commission wOrksessions On the TII3 District, thoughts Were sharers regarding the need to
connect parks and Omen space, and irnfllernent "low hanging fruit" projects such as stairs
connecting Southgate Often space to TII3. Ideas also included encouraging new high density
rnultifarnily projects in the TIB District to consider non traditional alternatives such as flea
Batches Or roof tofu gardens when rneeting recreation space requirements. The Parks and Open
Space EAernent of :he Comprehensive flan addresses these ideas in Goals 6.1. and 6.2 and their
associated policies and irnfllernen ta Lion s'tra'tegies.
• Implement the City's Walk and Roll Plan.
• Explore the feasibility of implementing an internal transit
system using buses, vans, or other alternative transit service
circulating within the TIB District and connecting to other
destinations in the City, such as Southcenter and the Tukwila
Community Center.
• Develop a network of sidewalks, trails, alleys, and pathways
that connects the TIB neighborhood with amenities.
• Explore partnering with local businesses, METRO, and Sound
Transit to create a Bike Share program in the Tukwila
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International Boulevard Station area. A Bike Share program
will provide transit riders a solution to the last mile of their
commute trip and provide local residents and employees
access to bikes for local trips.
With non - profit bicycle clubs and other partners, explore
facilitating affordable bicycle ownership and maintenance
programs for low income residents. Also explore implementing
"Safe Biking" workshops and group rides that reach out to
sectors of the community that typically do not bicycle.
Community & Character
Goal 8.7 The TIB District takes pride in the ethnic and economic
diversity of the community. TIB has an authentic main street
character that promotes the District's many positive attributes and
draws local and regional visitors.
Policies
8.7.1 Strive to attract and retain locally owned and operated
stores, especially specialty food stores, ethnic restaurants,
service providers, and neighborhood serving shops such as
hardware stores.
8.7.2 Activate public and private community gathering spaces
with temporary events including food, art, music, pop -ups,
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and activities that leverage nearby assets, such as schools
and cultural facilities, and reflect the international, multi-
cultural character of the TIB area.
8.7.3 Create a central space for permitted food trucks, pop -ups,
and a farmer's markets where residents and visitors will
gather and sample the multicultural flavor of the TIB area.
q
J
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Owner Commissioned of vacant building prior Retail Pop
to its remodel for new business opening
Goal 8.8 The TIB District has stable neighborhoods, and residents
and businesses that are actively engaged in improving the quality of
life in the area.
Policies
8.8.1 Encourage private landowners to maintain and upgrade
their property to protect the neighborhood from adverse
impacts of vacant and underutilized sites and blighted
buildings and structures.
8.8.2 Identify and support "champions" or leaders in the business
community who will carry the vision for the TIB area, and
build community interest and commitment among diverse
stakeholders.
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8.8.3 Strengthen the City's engagement with the area's business
community and cultivate the success of the entrepreneurs
and small businesses, including businesses owned by
refugees, immigrants, and non - native speakers.
Implementation Strategies
Develop a process to gain community consensus on a name for
the TIB District that provides a positive identity for the
neighborhood and can also be used to actively market the area.
Use banners, signage, and architectural and landscape
elements to "advertise" the new identity throughout the TIB
District.
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• Continue to emphasize engagement with the immigrant,
refugee, and linguistic- minority communities and other
historically under - represented groups in the TIB District.
• Work with business and property owners to upgrade building
facades and landscaping; comply with the sign code.
• Continue the City's Residential Rental Licensing and Inspection
Program
• Revise zoning ordinances to facilitate non - traditional retail
• Support development of a TIB retailers group
• Encourage ownership in the neighborhood by initiating a
commemorative tile program for individuals or groups.
• Develop a small grant program for neighborhood improvement
projects.
• Identify a "champion" for leading the TIB redevelopment -
could be a group or an individual, such as a business club,
corporation, community development group, financial
institution, or neighborhood anchor.
• Establish a code enforcement emphasis area(s).
SIDEBAR BOX. Engaging the Diverse Ethnic Community. According to the Tukwila Strategic
Plan, 36.2% of Tukwila residents are foreign -born, a much higher percentage than in other cities
in South King County. The diverse, cultural community bring rich experiences of resilience and
persistence to succeed. The Strategic Plan emphasizes the need for greater connection with all
of the community and to that end, the City expects to continue implementing strategies for
inclusion and engagement with the diverse ethnic groups in the area.
The City has taken steps towards initiating conversations with community members in the TIB
area through the Community Connector program. Starting with non - English speaking
communities in the TIB area in 2014, Tukwila's Community Connectors program has
endeavored to improve outreach to and engagement with communities that have been
historically underrepresented in civic processes. Community Connectors are individuals:
• who act as liaisons from their community to the City,
• who are involved in their communities,
who have the skills to facilitate outreach to and communicate with their respective
communities, and
who have the ability to provide culturally sensitive guidance to City staff on how to
design and undertake a comprehensive and effective outreach effort.
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By building stronger relationships with a broader range of Tukwila communities, the City will
move toward the vision of ensuring that all Tukwila residents have equal access to
opportunities. The Community Image Element's Goals 1.2 and 1.3 and the Parks and Open
Space's Goal 6.3 supplement the more specific goals and policies for the TIB District in this
section, addressing creating a positive community identity and image, embracing diversity, and
promoting cultural awareness through public art, interpretive signs, and events.
Goal 8.9 The TIB District is one of the safest place in South King
County.
Policies
8.9.1 Continue working with Sound Transit on reducing crime at
the Tukwila International Boulevard Station.
Public and private investment
Goal 8.10 Public and private investment in the TIB District has sparked
additional project and business success and increased the overall pace
of redevelopment.
I Police Chief Mike Villa, Tukwila Police Department presentation to the Tukwila City Council, September
15, 2014
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Policies
8.10.1 Invest public funds in the infrastructure and public
amenities necessary to catalyze private investment,
stimulate the location of businesses and housing, and create
an attractive neighborhood.
8.10.2 Invest public funds strategically to: acquire and assemble
substandard parcels, to remove blighted uses, or make
current land holdings more developable.
8.10.3 Continue to form public /private partnerships and leverage
private investment through development agreements and
incentives.
8.10.4 Consider using City funding and City -owned property to
offset development costs of market rate housing in
"pioneering" residential or mixed use projects.
8.10.5 Utilize developer incentives and funding strategies that
would attract uses desired by the community, improve a
project's performance, and make redevelopment financially
attractive to developers.
8.10.6 Encourage coordinated stormwater detention and
treatment for several properties as opposed to multiple
individual systems, when possible, to provide more effective
stormwater management, greater environmental benefit,
and cost efficiency.
8.10.7 Emphasize self - sustaining, living wage employment
opportunities within the District.
Implementation Strategies:
Develop a strategic and financial plan for implementing these
Tukwila International Boulevard District policies aimed at
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Commented [LM19]: Revised former policy 8.2.11
from Transportation Corridors element - moved to
implementation strategy
investing public funds and facilitating private investment. Use
a decision matrix to prioritize projects and show project
consistency with the TIB Element goals and policies.
Explore adopting a variety of development incentives and
funding tools, such as the Multifamily Tax Exemption program
for residential and residential /mixed use projects; Land
Conservation and Local Infrastructure Program (LCLIP)
through Transfer of Development Rights (TDR) to add density,
preserve developable open space, and fund infrastructure
needed for development; pioneer project provisions; access to
alternative financing including EB5 and New Market Tax
Credits; transportation concurrency adjustments; and
developer agreements.
Create a public sector redevelopment kit of public
resources /tools that can be used to offer developers some
assistance in order to achieve the community's goals for the
TIB District. Adopt, adapt and /or create new tools if existing
programs are insufficient.
Explore developing a new public open space or "play space"
that is centrally located within the TIB District and within easy
walking distance of the majority of the households.
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Commented [LM20]: The Parks Dept has indicated
that Cascade View Park is the only park directly
serving the TIB District, and for many, it is too far of a
walk, even if adequate connectors are in place. A "play
space" is needed, particularly given the size and
population of the area. See Goal 6.1 in the PROS
Element, calling for parks, recreation and open spaces
that are dose to home (1/2 - 1/a mile away).
Tukwila International Boulevard District Element - Version 5.7.15
Issues Matrix 5.28.15
Row
#
Page #
Comment
(Iangtiage changes in strikeout /underline, recommendation
in bold) ,
Exhibit #/
DaYe /Source
Staff comment /analysis /options
1
P. 1
Missing "What you will find in this chapter" summary at the
Staff edits; 5.21.15
Staff Recommendation: Add the following:
start of the chapter. Need to add for consistency with other
WHATYOU WILL FIND IN THIS CHAPTER:
comprehensive plan elements.
* A Vision Statement for the Tukwila International Boulevard ITIB)
District
• A discussion of the issues facing the TIB District today.
• Goals and policies to guide development in the TIB District and
implement the community's vision.
PC 5.28.12: Accepted staff recommendation.
2
p. 2, and
The term "multicultural community" or "diverse,
K.Schott- Bresler;
Staff Recommendation: Under TIB District, 2nd para, 3rd sentence,
through-
multicultural community" would be a more accurate
letter to PC; 5.28.15
revise as follows: "By building a complete neighborhood, promoting
out the
reflection of the corridor than the term "international
the District's diversity and multi - cultural communitvsi `
element.
flavor" or "multicultural flavor ". The term "flavor" implies
€laver, and ... ". Similar changes made elsewhere in the element.
something that is not a part of the fabric of a community,
but only a small addition.
PC 5.28.12: Accepted staff recommendation.
3
p. 3
Figure 1. The TIB District boundary should be revised to
McLeod; PC meeting
PC 5.28.12: Accepted recommendation.
include single family area north of S 130th and west of TIB,
5.28.15.
to E. Marginal Way S., since this area is a continuation of the
SF neighborhood to the south.
4
p. 4
TIB District vision statement: add the following: The vision
K.Schott- Bresler;
PC 5.28.15. Recommended the following revision: The vision for the
for the Tukwila International Boulevard District is an area
letter to PC; 5.28.15
Tukwila International Boulevard District is an area that is a complete
that is a complete neighborhood with a thriving,
neighborhood with a thriving, multicultural residential and business
multicultural residential and business community with
community with vibrant places to live, work, shop, and play for
affordable, culturally appropriate places to live, work, shop,
everyone.
and play.
5
p. 4
Community vision for the future. Revise as follows: A
K.Schott- Bresler;
PC 5.28.15. Recommended to keep as is, except add: This includes
Tukwila International Boulevard (TIB) District that is a
letter to PC; 5.28.15
many businesses in the corridor that are immigrant owned and
"complete neighborhood" with affordable, culturally
provide retail and commercial services to a diverse customer base.
This diversity remains an asset to the neighborhood, the City and the
appropriate places to live, work, shop and play. The ar-- is
region.
pesitive ,._idea. and I,....:.,ess f_iendly ing_g The District
has a distinctive identity and character that is different from
other neighborhoods and retail areas in the City. This
includes many businesses in the corridor that are immigrant
owned and provide retail and commercial services to a
diverse customer base. This diversity remains an asset to the
neighborhood, the City and the region.
6
p. 7
Walkability & connectivity. Last sentence - Replace the word
Mann; Meeting with
Staff Recommendation: Make the suggested revision: "Competition
"difficult" with "challenging ". Challenging better implies the
staff 5.28.15
for limited public funding and warrant approvals may make
ability to overcome the issues regarding funding and
implementing the desired changes to TIB and surrounding streets
warranting that could limit installing more crosswalks.
more di fiealt challenging.
PC 5.28.12: Accepted staff recommendation.
7
P. 9
Policy 8.2.1 and Figure 2. 1 support the nodes and feel it is
P.Carter; letter
Comment noted
important to focus on both nodes as the City plans for future
dated 5.26.15
development.
8
P. 10
Village Node area. Policy 8.2.2 designates this area for
Mann; Meeting with
Jobs with higher paying wages would most likely occur in the office
certain uses. This policy should be revised to include
staff 5.28.15
market than retail. The market analyst at the CC /PC worksession
employment generating businesses at the Village Node.
reported that there is limited market for office in Tukwila, as well as
South King County, unless it is generated by a specific user with a
specific purpose. The most likely location for office in the TIB District
would be at the TOD Node, which would leverage its proximity to the
airport, light rail station, and highways.
Staff Recommendation: Keep 8.2.2 as is.
PC 5.28.12: Accepted staff recommendation.
Policies for the TOD Node call for a more intensive mix of mid- to high
rise uses that would serve as more of an employment center than the
Village Node.
Staff Recommendation: Revise 8.2.4 (TOD Node) as follows:
"Designate this area for a more intensive, transit - oriented mix of mid
to high rise office, multifamily residential, and hospitality uses and
services with structured parking that builds on the momentum of the
TIB Station's proximity to SeaTac area and generates lobs for the
community.
PC 5.28.12: Accepted staff recommendation.
9
P. 11
Implementation strategies for Village Node. I support the
P.Carter; letter
Comment noted
increased heights and revision of enclosed parking
dated 5.26.15
requirements
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10
11
Village Node Implementation strategy - 2nd bullet. Why 75
PC; 5.28.15 meeting
5.28.15. This height was recommended by consultants. However,
foot maximum?
more detailed analysis can be done when element is implemented
and zoning regulations are revised.
Staff Recommendation: Revise sentence to read "Explore
implementing an incentive system for an increased ate--'
tnaxingum height allowance.
Also, make similar change on Page 14, 1st bullet: - In the areas zoned
Neighborhood Commercial Center (NCC) and RC, explore
implementing an increased 7g c_et mR..:..— •. m height allowance if
design incentives are met .
PC 5.28.12: Accepted staff recommendations.
11
p. 12
Sidebar box - Unconventional anchors. Delete last sentence
Mann; Meeting with
Staff Recommendation. Revise as suggested. Note that this boxjust
about food trucks parked permanently inside. Does not
staff 5.28.15
provides explanation or additional information, but is not a goal,
want to see food trucks parked permanently anywhere in
policy or implementation.
TIB area.
PC 5.28.12: Delete the sentence but add "food trucks" to list of uses
in previous sentence.
12
p. 12
Implementation Strategies -TOD Node. I support the overlay
P.Carter; letter
Comment noted
zone and note that it would include the area south of SR
dated 5.26.15
518. While much of that area is currently primarily a park
and fly lot, it has tremendous potential for mixed -use
development.
13
p. 12
Village & TOD Nodes - Implementation Strategy.
Mann; Meeting with
The intent was to limit commercial park and fly operations.
1st bullet. Proposed strategy prohibits parking as a primary
staff 5.28.15
Staff Recommendation: Revise as follows: Prohibit parking as a
use. Parking as a primary use should be a permitted use
primary use within the nodes, except for day use.
within the nodes, provided it is located in a structure having
This will allow accessory parking, and paid - parking lots (if they
ground floor retail and is architecturally designed to limit
become feasible), but still prohibit park & fly parking operations.
visual impacts and fit in with the vision for the nodes.
PC 5.28.12: Accepted staff recommendation.
14
p. 12
In Village and TOD Nodes - Implementation strategies, 3rd
Hansen; PC
Perhaps what is needed is a SIDEBAR BOX to help explain this
bullet. "Explore establishing a quasi - public retail leasing and
worksession 5.21.15
proposed implementation strategy.
management agency to "sell" the vision for the node, plan
Staff Recommendation: Add "SIDEBAR BOX: What could a quasi -
and coordinate the node's leasing strategy...." This is
public retail leasing & management agency do for the TIB District?
confusing - what is being suggested here?
Getting the right retail tenant mix and quality will give a street its
unique character as well as the diversity of product offerings it needs
to compete successfully with more established retail destinations. To
achieve this mix, a neighborhood commercial street should be
managed and operated like a shopping center. It is difficult for
individual landlords to recruit appropriate high - quality tenants, since
they are inclined to lease their space to whomever is willing to pay
the rent. Retailers also do not like to take risks, but if you have a
coordinated merchandising plan and strive for a good tenant mix, the
risk to retailers will be reduced. To achieve higher sales, rents, and
land values, landlords along the street need to band together and
work proactively with the public sector to merchandise and lease
their street in a coordinated and mutually supportive way. Source:
The Urban Land Institute in Ten Principles for Rebuilding
Neighborhood Retail "
PC 5.28.12: Accepted staff recommendation.
15
p. 13
Land Use Outside of Nodes.
Mann; Meeting with
Market & retail analysts at the CC /PC worksessions reported that
Policy 8.2.10 limits new retail outside of nodes.
staff 5.28.15
there is currently limited market for retail, and that it should be
Commissioner feels should not limit new retail development
initially directed to the nodes to build momentum and create
outside of nodes. Instead, focus on developing new retail in
successful activity centers. Then, as the nodes evolve, expand
node areas, but retain the flexibility to allow new retail
opportunities for new retail in areas outside of nodes.
outside of nodes.
Staff Recommendation: Revise as follows: Allow a diverse mix of uses,
including residential, commercial services, office recreational and
community facilities,, and- 4Allow limited new retail in the TIB area
outside the nodes; once the nodes are established, expand
opportunities for retail outside the nodes.
16
p. 13
Policy 8.2.11 Permit only those types of light industrial uses
Hansen; PC
Clarification: "labor- intensive" was intended to describe those types
that are labor- intensive and support the TIB District vision.
worksession 5.21.15
of light industrial uses that require "hands on" labor to construct or
What does labor- intensive mean? Can other clarifying
make, such as the making of wine, clothes, jewelry, shoes, electronics,
language be included?
or furniture, as opposed to more mass production operations. These
types of light industrial uses typically have less environmental impact
than those associated with heavy industry. Think of the Maker
Movement, which is described as people using an element of creative
skill to make or design something on their own.
Staff Recommendation: Revise Policy 8.2.11 as follows: Permit only
those types of light industrial uses that require hands -on labor and
P IRhRF '- -- '••- operate in such a manner that no nuisance factor
is created or apparent outside an enclosed building and the scale of
such activities does not conflict with , 4the TIB District
vision of a walkable, pedestrian- oriented neighborhood.
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17
p. 13
Policy 8.2.15. Suggest that the city leverage opportunities
K.Schott- Bresler;
Staff Recommendation: Revise as suggested.
that may be created with vacant parcels and add language
letter to PC; 5.28.15
PC 5.28.12: Accepted staff recommendation.
to this property: "Explore opportunities to use these
properties for affordable housing."
18
p. 13
Policy 8.2.18. Gateways. I support the concept of gateways
P.Carter; letter
Staff Recommendation: P. 26, add the following to the
but feel it should also include architectural and landscape
dated 5.26.15
implementation strategy suggesting developing a name for the
elements along the TIB Corridor which advertises its unique
community: Use banners, signage and architectural and landscape
"brand." This could be banners or signage and would follow
elements to "advertise" the new identity throughout the TIB District."
PC 5.28.12: Accepted staff recommendation.
the adoption of a name for the district as mentioned in the
first Implementation Strategy shown on page 26.
19
p. 13
Land Use Outside of Nodes.
Mann; Meeting with
Staff Recommendation: Keep as is. Stand alone multifamily is
Policy 8.2.12 says stand along multifamily should be allowed.
staff 5.28.15
currently prohibited along TIB. This policy gives a developer the
Comissioner feels stand -alone multifamily residential
OPTION to construct stand alone residential. Rationale: TIB is to
buildings should not be permitted to locate along TIB.
transition to a "main street" and stand alone residential has a place
along that type of streetscape. Also, market analyst reported that it is
difficult to lease ground floor retail or office spaces in mixed use
buildings, and it raises overall development and leasing costs.
5.28.15. PC concerned about the appropriateness & quality of ground
floor living on TIB. Recommended adding an implementation strategy:
Explore policies to address treatment and livability of ground floor
living spaces to make them consistent with the vision for the TIB
District.
PC 5.28.12: Accepted staff recommendation.
20
p. 14
Land use outside of Nodes - Implementation strategy.
Mann; Meeting with
Staff Recommendation: Revise as suggested.
Revise the 3rd bullet at top of page as follows: "Consider
staff 5.28.15
PC 5.28.12: Accepted staff recommendation.
alternative ways and incentives to transition from higher
intensity zones to adjacent single family zoning.
21
p. 15
Policy 8.3.2. Providing additional crosswalks should increase
Mann; PC meeting
PC 5.28.15: Revise sentence to read: "Provide additional signalized
actual versus perceived safety. Revise.
528.15
crosswalks to increase convenience and pereeived safety."
22
p. 17
Policy 8.4.2. I support this policy but feel the wording "a
P.Carter; letter
Staff Recommendation. Revise as suggested: "Use incentives too
primary entrance from the front sidewalk" is a little
dated 5.26.15
encourage commercial businesses and residential buildings to create
awkward. I suggest rewording it so that it reads: "a primary
a continuous building wall along the street edge and locate a primary
entrance on or adjacent to the front sidewalk."
entrance on or adjacent tofrerrthe front sidewalk, as well as ...."
PC 5.28.12: Accepted staff recommendation.
23
p. 18
Sidebar box - Green spaces and greenways, and 2
Staff edits; 5.21.15
Staff Recommendation: Relocate Sidebar & photos under Walkability
accompanying photos are located incorrectly.
& Connectivity, Goal 8.6.
PC 5.28.12: Accepted staff recommendation.
24
p. 19
Implementation strategy on Right Size Parking. I understand
P.Carter; letter
Comment noted.
the concept of "Right Size Parking" but ask that it be used
dated 5.26.15
flexibly because sometimes lower- income residents are not
able to use transit as their jobs involve shift work. This
means they may need to travel evening and night hours
when there are few if any buses running.
25
P. 19
Goal 8.6 walkability & connectivity. I support the goal but
P.Carter, letter
Staff Recommendation: On page 23, add the following bullet to
would like to see an Implementation Strategy added that
dated 5.26.15
Implementation Strategies: Explore, where appropriate, the use of
allows "woonerf" streets where appropriate. These are
" woonerf" streets that allow pedestrians, cyclists and autos to share
the space equally, such as for local access streets in the interior of a
streets designed so that pedestrians, cyclists, and autos
large development.
share the space equally. They might be a good substitute for
local access streets in the interior of a large development.
PC 5.28.12: Accepted staff recommendation.
26
p. 20
Goal 8.6. Add "safety" to the second sentence.
PC meeting; 5.28.15
Staff Recommendation: Revise as "The TIB District's circulation
network makes the neighborhood a great place to walk, improves
mobility and safety for all users,..."
PC 5.28.12: Accepted staff recommendation.
27
p. 20
Sidebar box. Trains, cars, buses and feet.
Mann; Meeting with
Staff Recommendation: Revise as suggested.
Delete last sentence - "However, the corridor has the
staff 5.28.15
PC 5.28.12: Accepted staff recommendation.
highest pedestrian fatality rate in the City." This is too
negative and could change in the next few years.
28
p. 21
Implementation Strategies. Add stairs connecting Southgate
Alford & McLeod;
Staff Recommendation: On page 23, add the following bullet to
open space to TIB.
PC Worksession
Implementation Strategies:
521.15
* Work with Parks & Recreation Department to plan and construct a
stairway connecting the Southgate Open Space to TIB.
PC 5.28.12: Accepted staff recommendation.
29
p. 22
Implementation Strategies. Revise as follows: "As
Strander; PC
Staff Recommendation: Revise as suggested.
redevelopment occurs, ^-tahlig h encourage a finer - grained
Worksession
PC 5.28.12: Accepted staff recommendation.
pedestrian grid."
521.15
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30
p. 23
Sidebar box. Building bicycle equity in a community.
Mann; Meeting with
Staff Recommendation: Revise as suggested. 5.28.15 More
Delete phrase "such as women of color ". Do not need to
staff 5.28.15.
discussionon this sidebar. Revise as suggested by PC: Ensuing
single out one group.
Encourage theat sale of low cost bicycle parts, such as tires and tubes,
aFe -ell l--,"yin corner stores,... ". 5.28.15 Also, revise 1st sentence
as follows: "...such as women of color among others, .....
PC 5.28.15: Accepted staff recommendations.
31
p. 23
Community & character. This section speaks only to low
Mann; Meeting with
Staff Recommendation: Recommend discussion amongst Planning
wage paying, locally owned businesses and should focus
staff 5.28.15
Commissioners on this subject. 5.28.15 Should insert language in
more on promoting economic development and higher
vision statement: There is on emphasis on self - sustaining, living wage
wage paying jobs.
employment opportunities within the District.
PC 5.28.15: Accepted staff recommendations.
32
p. 23
Policy 8.7.1. Recommend revising as follows: "Strive to
K.Schott- Bresler;
Staff Recommendation: Revise as suggested
attract and retain locally owned and operated stores, ..."
letter to PC; 5.28.15
PC 5.28.15: Accepted staff recommendations.
33
p. 23
Policy 8.7.2. Recommend revising as follows: "...and reflect
K.Schott- Bresler;
Staff Recommendation: Revise as suggested
the international, multi - cultural character of the TIB area."
letter to PC; 5.28.15
PC 5.28.15: Accepted staff recommendations.
34
p. 24
Policy 8.7.3. PC recommended revising as follows: "Create a
PC meeting; 5.28.15
Staff Recommendation: Revise as suggested
central space for permitted food trucks, pop -ups, and a
PC 5.28.15: Accepted staff recommendations.
farmer's markets where residents and visitors will gather
and sample the multicultural flavor of the TIB area. "
35
p. 24
Sidebar box. What is a pop -up? Revise as follows: "Pop -ups
PC meeting; 5.28.15
Staff Recommendation: Revise as suggested
by definition are..."
PC 5.28.15: Accepted staff recommendations.
36
p. 25
Revise photo title as follows: "Owner- commissioned Yarn
Staff edits; 5.2 1.15
Staff Recommendation: Revise as suggested
bombing of vacant building prior to its remodel for new
PC 5.28.15: Accepted staff recommendations
business opening."
37
p. 26
Need to consider ways to implement Policy 8.8.1 (on page
Hansen; PC
Staff Recommendation: Page 26, add an implementation strategy:
25) that encourages private landowners to maintain and
worksession 5.21.15
Establish a code enforcement emphasis area(s).
upgrade their property and protects the neighborhood from
adverse impacts of vacant and underutilized sites. There are
PC 5.28.15: Accepted staff recommendations
places in the TIB District and other parts of the city (e.g. the
SR 599 underpass) that should be on the City's radar for
clean -up or beautification.
38
p.28
Need to emphasize increasing living wage employment in
Mann; PC meeting
Staff Recommendation: Add: 8.10.7 Emphasize self - sustaining, living
TIB.
5.28.15
wage employment opportunities within the District.
39
General
Affordable housing. Suggest that the City increase the
K.Schott- Bresler;
PC meeting 5.28.15. Affordable housing will be addressed more fully
proactive goals and policies to support the production and
letter to PC; 5.28.15
in the Housing Element, particularly in relation to how City -owned
preservation of affordable housing in the corridor.
vacant properties are potentially developed.
40
General
Is there a potential to develop a "Makers District" that could
Alford; email
Staff Recommendation: Recommend discussion amongst Planning
be marketed? Is there an area in TIB District for it? It has
5.28.15
Commissioners on this subject. 5.28.15. Discussed, but no changes
been successful in Oakland and brought a new economy,
recommended.
where coffee shops, etc. followed to support the Makers. It
might be a way to activate an area, bring people to the area,
and boost the economy.
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May 26, 2015
Dear Planning Commission,
I would like to express my support for the Draft TIB Element of the Comp Plan. I am not speaking on
behalf of TIBAC; these are my personal remarks. However, I would like to point out that the draft you
are considering very closely matches the vision contained in TIBAC's The Boulevard: Our Vision for the
Future which we presented to the Tukwila City Council in April 2012.
I support the Vision and the Goals, Policies, and Implementation Strategies that are being proposed.
However, I do have a few specific comments:(Page numbers refer to the draft included in your May 28
meeting agenda packet.)
Page 9 — Policy 8.2.1 and Figure 2
1 support the nodes and feel it is important to focus on both nodes as the City plans for future
development.
Page 11 — Implementation Strategies —Village Node
I support the increased heights and revision of enclosed parking requirements.
Page 12 — Implementation Strategies —TOD Node
I support the overlay zone and note that it would include the area south of SR 518. While much
of that area is currently primarily a park and fly lot, it has tremendous potential for mixed -use
development.
Page 13 — Policy8.2.18
I support the concept of gateways but feel it should also include architectural and landscape
elements along the TIB Corridor which advertises its unique "brand." This could be banners or signage
and would follow the adoption of a name for the district as mentioned in the first Implementation
Strategy shown on page 26.
Page 17 — Policy 8.4.2
1 support this policy but feel the wording "a primary entrance from the front sidewalk" is a little
awkward. 1 suggest rewording it so that it reads: "a primary entrance on or adjacent to the front
sidewalk."
Page 19 — Implementation Strategy on Right Size Parking
I understand the concept of "Right Size Parking" but ask that it be used flexibly because
sometimes lower- income residents are not able to use transit as their jobs involve shift work. This
means they may need to travel evening and night hours when there are few if any buses running.
Page 19 — Goal 8.6
1 support the goal but would like to see an Implementation Strategy added that allows
"woonerf" streets where appropriate. These are streets designed so that pedestrians, cyclists, and autos
share the space equally. They might be a good substitute for local access streets in the interior of a large
development.
In conclusion, overall I am very pleased with the proposed Draft TIB Element and encourage you to send
it to the City Council with your endorsement.
Sincerely,
- J 4�'�O
Pam Carter
4115 S 139" St.
Tukwila, WA 98168
HOUSING 25'= futurewise
DEVELOPMEN
conso rt i u nt Building Communities & Protecting the Land
Tukwila Planning Commission
City of Tukwila
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188
May 28, 2015
Dear Planning Commissioners:
Thank you for this opportunity to comment on the Tukwila International Boulevard (TIB) District
Element update to the Comprehensive Plan.
The Housing Development Consortium of King County (HDC), Forterra, Futurewise, and Global
to Local are all committed to working with cities across King County to create equitable
communities where people of all incomes can thrive in safe neighborhoods with good jobs,
affordable housing, quality schools, a healthy built environment, and strong access to transit.
We very much appreciate Tukwila's work to engage communities, particularly with the
Community Connectors program that conducted surveys and hosted a large community event
to gather feedback for Tukwila's Comprehensive Plan. This Comprehensive Plan update process
provides you an ideal opportunity to explore the necessary strategies to create an inclusive
community for all of Tukwila's residents. Based on what we heard from community, successful
strategies implemented in other cities, and with the goal of creating an inclusive, thriving
community, we would like to offer comments on the TIB Element in the areas of equity,
housing, and transit oriented community.
Equity
We have included some comments and suggested additions below that we feel will further
support efforts to ensure Tukwila is a place where all communities have access to a healthy,
vibrant life.
Vision Statement
The vision for the Tukwila International Boulevard District is a complete neighborhood
with a thriving, multicultural residential and business community with affordable,
culturally appropriate places to live, work, shop, and play. The District is a safe and
walkable destination with an authentic, main street character that is connected to other
destinations. (suggested additions underlined)
Community Vision for the Future
15t Paragraph: A Tukwila International Boulevard (TIB) District that is a "complete
neighborhood" with affordable, culturally appropriate places to live, work, shop and
play. The District has a distinctive identity and character that is different from other
neighborhoods and retail areas in the City. This includes many business in the corridor
that are immigrant owned and provide retail and commercial services to a diverse
customer base. This diversity remains an asset to the neighborhood, the City and the
region.
Language
The term "multicultural community" or "diverse, multicultural community" would be a more
accurate reflection of the corridor than the term "international flavor" or "multicultural flavor"
The term "flavor" implies something that is not a part of the fabric of a community, but only a
small addition.
Goals and Policies: Community and Character
We support the City's effort to continue to engage a diverse array of Tukwila residents and
enhance the current community that is living in the TIB area. Policy 8.8.3 is a great example of
the City's commitment to this work. Below are edits to policies in sections 8.7 and 8.8 that we
think further support the City's effort to build a strong, equitable and vibrant community:
8. 7.1 Strive to attract and retain locally owned and operated stores, especially specialty food
stores, ethnic restaurants, service providers, and neighborhood serving shops such as hardware
stores.
8.72 Activate public and private community gathering spaces with temporary events including
food, art, music, pop -ups, and activities that leverage nearby assets, such as schools and
cultural facilities, and reflect the international, multicultural character of the TIB area.
NEW: Goal 8.9: As the TIB district grows, it continues to reflect the diverse, multicultural
character of the community and targeted programs protect and enhance that cultural diversity
and addresses economic and social disparity.
Housing
The high cost of housing in King County makes it extremely challenging for full -time workers to
afford rent and still have enough left over for the basics like groceries, gas, medicine, and child
care. While economic development and new jobs will improve the financial stability of Tukwila's
residents, it is still unlikely that all workers will be able to afford market -rate housing. An
individual earning $15 per hour can only afford to pay $780 per month for a one bedroom
apartment, but the one- bedroom fair market rent in King County is $1,150. As Tukwila
redevelops, there will be a significant and ongoing need for affordable housing to ensure the
workforce can afford places to live.
The efforts of the City to support and incentivize redevelopment throughout the corridor
provide a tremendous opportunity to advance the City's affordable housing goals. Yet, as
drafted, the TIB element does not take advantage of this opportunity. The element sets up a
policy framework for the city to offer incentives and offset development costs of market -rate
housing without asking for any public benefits in exchange. We urge you to tie redevelopment
strategies directly to public benefits. We also urge you to increase the proactive goals and
policies to support the production and preservation of affordable housing in the corridor.
Meeting Community Needs
As the City works to attract private investment to TIB, it is critical that the City balances this
goal with the need to provide housing options that the existing community and future
workforce can afford. In line with this goal, in the narrative of this section beginning with
"Deteriorated properties and older buildings..." we suggest adding the language:
These properties provide affordable homes and commercial space, key resources in the
neighborhood. The City should balance the need for preservation of affordable residential and
commercial space with redevelopment goals.
Additionally, we suggest an edit to Policy 8.10.1 to "invest public funds in the infrastructure and
public amenities necessary to catalyze private investment, stimulate the location of businesses
and housing, and create an attractive and affordable neighborhood."
We suggest that the city leverage the opportunities that may be created with vacant parcels
and add additional language to 8.2.15 to explore opportunities to use these properties for
affordable housing.
Return on Investment
Although goals and strategies around affordable housing are primarily contained in the Housing
Element, the TIB element should also incorporate affordable housing policy language into its
policies and implementation strategies.
When the public is investing public resources (i.e. tax dollars, density bonuses, etc.) to promote
private development, resultant private development should benefit the public. We therefore
ask that the implementation strategies language contained in the land use section around
height and density incentives be paired with companion pieces related to public benefits,
notably affordable housing.
We have concerns that policies 8.10.4 & 8.10.5 do not provide the best return on investment
for the City. Properly crafted incentive programs can achieve the goals of attracting
development, creating affordable, high - quality places for all residents, and financing needed
infrastructure. We therefore encourage you to add language to these policies that tie these
incentives and cost offsets to benefits that match the needs of Tukwila residents, such as
affordable housing and open space.
As development code regulations are drafted for TIB, we strongly urge the City to develop
regulations that retain housing options that match the income of the community. A truly
transit - oriented community will include affordable housing for the workforce alongside market -
rate multifamily development, light rail, and new businesses.
Transit Oriented Community
Tukwila's TIB should leverage the light rail transit investment to reduce transportation costs for
residents and visitors while increasing access to opportunity. We appreciate the City's role as a
signatory of the Growing Transit Communities Regional Compact. We also support the land use
and urban design goals and policies in the TIB element that recognize the need for a more
"urban form," particularly in parking requirements, as well as transit and pedestrian amenities.
However, we encourage the City to adopt additional language in the TIB element related to
safety, particularly for pedestrians, cyclists, and transit users. Included below are our
suggestions:
Goal 8.3.2: "Provide additional signalized crosswalks to increase safety and
convenience."
Goal 8.6: "The TIB District's circulation network makes the neighborhood a sae place to walk,
improves mobility and sa et for all users, encourages walking, bicycling and use of public
transit, and supports the envisioned land use."
It is possible for Tukwila to achieve its redevelopment goals while honoring the needs of
current residents. We encourage you to adopt our suggested changes to the TIB element to
help the City move toward this vision.
Thank you for your time and attention to these important issues. We look forward to working
with you as you continue to update your Comprehensive Plan and would be happy to discuss
these comments with you further. We hope you will contact us with any questions.
Sincerely,
Becca Meredith
Forterra
I 6 I f ' R'
1 I. 'f e'f
Amy Gore
Adam Taylor
Executive Director
Global to Local
Futurewise adam@qlobaltolocal.org
CIMYflu-t-Ume—w-is—e.-O-rg (206) 293-2485
(206) 343-0681 x112
Good night!
My name is Reina Blandon.
live at 13880 38th Ave. S Tukwila, WA. 98168.
have lived in Tukwila for 5 years.
� vo1v'*6E "'w,4
I am votmTrdryV'Global to Local and Community Connector in the City
of Tukwila.
I have been a volunteer with the Latinocommunity in Tukwila for 2
years.
One of the most important jobs where I have worked is on Tukwila
International Boulevard Project (TIB).
n-
We made around surveys and get information about the opinions
in different communities that live in Tukwila. At the end of this
project a big multicultural event was held at Showalter School with
the participation of ty0 people.
The LatincCommunity is developing, growing and getting more
knowledge about our city and this is the result of the efforts of the city
to communicate more and more with diverse communities that live in
Tukwila.
I would like you continue supporting our community with local
business and affordable housing.
It is important for us that you include in your plan affordable housing,
so our families can continue to live here.
Thank you for the City's investment in the sidewalk at Cascade View
School. I would like to see more investment like this en the TIB area
that benefits the Community.
I am at your service.
THANK YOU VERY MUCH AGAIN!
DRAFT—Planning Commission Recommended
HOUSING
WHAT YOU WILL FIND IN THIS CHAPTER:
• Estimates of current and future housing needs.
• Policies to preserve and improve the existing housing stock; encourage new housing
that meets the community's needs; and develop thriving, equitable neighborhoods.
• Strategies to encourage housing that is affordable to all income levels and for all current
and projected residents in our community.
PURPOSE
This Housing Element describes how Tukwila's housing needs will be satisfied through
2031. Projected housing needs were determined by a joint committee of cities and the
County, as required by state law. The importance of these needs were highlighted in the
development of the City's 2012 Strategic Plan and guided by the Community Conversations
outreach efforts of the 2015 Comprehensive Plan update. This element is based on a
detailed analysis of Tukwila's housing needs contained in the Housing Background Report.
Tukwila will continue to grow over the next twenty years, projected to accommodate an
additional 4,800 households and 15,500 new jobs by 2031. The goals and policies
presented here identify the steps the City of Tukwila can take in response to the housing
issues found within our community. These steps are necessary to plan for growth that will
reduce barriers that prevent low and moderate income households from living near their
work or transit, to ensure the sustainability and vitality of the existing housing stock, and to
preserve housing that is affordably priced for low income households. Tukwila's growth
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and future must include polices that create thriving, equitable neighborhoods and homes
where all people have the opportunity to live in a safe, healthy, affordable home in the city
of opportunity and the community of choice.
ISSUES
In developing the goals and policies for this Housing Element, the following issues were
identified for Tukwila:
Housing Affordability
While Tukwila continues to have affordable units for those at 50 -80% of area median
income (AMI), more and more households are struggling to meet their housing costs.
Community poverty has tripled in Tukwila over the past ten years as evidenced in Census
figures and Tukwila School District demographics (see the Housing Background Report for
more information). Almost half of City residents are burdened by housing costs, paying
more than 30% of their income for housing. In particular, households who make 30% or
less of the AMI face the greatest struggle to find affordable housing.
The majority of Tukwila's affordable housing is `naturally occurring', meaning that factors
such as location and age of the home result in below regional average costs. Because future
housing development will likely include redevelopment of existing affordable housing and
the development of new higher cost housing in the Urban Center, efforts to address the
lack of affordable housing for residents earning less than 30% AMI, will most likely require
subsidized housing through partnerships with non - profit housing groups and other
housing stakeholders. Relying on market forces to provide affordable housing for very -low
income residents will not provide an adequate quantity of quality affordable housing.
Housing Condition
Most existing single - family homes in Tukwila were constructed before 1970 and the
majority of multifamily homes were constructed between the 1960s- 1980s. Aging housing
stock typically requires more money for maintenance, which can be difficult for residents
who are already burdened by other economic stressors such as paying more than 30% of
their income for housing. Condition is also linked to affordability. Naturally occurring
affordable housing (housing with market prices that meet affordability metrics without
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policies or accompanying subsidies) is often a result of deteriorating and substandard
housing conditions, smaller home size, and older housing stock.
Home Ownership Options
Having a range of housing types to choose from encourages home ownership. This in turn
supports longer term residency and neighborhood stability. Home ownership is relatively
low among Tukwila residents, and is decreasing. While less than half of the housing units
in Tukwila are apartments, almost 60% of housing units in the City are renter - occupied.
The majority of the City's housing stock consists of older 2 bedroom single - family homes
and apartments in large multi - family developments. This range of housing options does not
accommodate residents in all stages of life, including young adults, multigenerational
families, and older adults hoping to "age in place."
GOALS AND POLICIES
The following goals and policies guide Tukwila's approach to meeting the challenge of
revitalizing residential neighborhoods and encouraging new housing development while
maintaining affordable housing and meeting the needs of low- income and special -needs
households.
Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Policies
3.1.1 Provide sufficient zoned housing potential to accommodate future single- and
multi - family households to meet the regional growth target of 4,800 new
housing units by 2030.
3.1.2 Explore adopting smaller lot sizes, especially in neighborhoods where the
historical lot pattern is smaller than the established 6.7 dwelling units per
acre (6,500 square foot lots).
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Implementation Strategies
■ Meet with residents and property owners at the neighborhood level to
receive input to help establish desired lot area minimums for the
individual neighborhoods.
Consider flexible zoning standards to allow prevailing lot size to remain
and smaller lot sizes to be allowed if desired. Establish parameters for
design characteristics such as height, lot coverage, home design features,
and setbacks.
Goal 3.2 The City of Tukwila has safe, healthy, affordable homes for all residents
in Tukwila.
Policies
3.2.1 Provide zoning that allows a variety of housing throughout the City to allow
for diverse, equitable neighborhoods.
3.2.2 Encourage a full range of housing opportunities for all population segments,
including very -low income households earning less than 30% AMI, through
actions including, but not limited to, revising the Tukwila's zoning map and
development codes as appropriate, to enable a wide variety of housing types
to be built.
3.2.3 Provide sufficient appropriate zoning for housing of all types, including
government- assisted housing, housing for low- income families, manufactured
housing, multi - family housing, and group homes and foster care facilities,
subject to conditions that appropriately integrate them into existing
neighborhoods.
3.2.4 Work with the owners and managers of Tukwila's new and existing
permanent or long -term low- income housing to maximize desirability, long-
term affordability, and connection with the community.
3.2.5 Develop affordable housing preservation programs and strategies, including
prevention of the displacement of low- income households in areas of
redevelopment.
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3.2.6 Make alternative and affordable housing options available for residents
currently living in substandard housing, such as pre -HUD code mobile homes.
3.2.7 Support the acquisition of housing developments by private and public
affordable housing groups by acting as a facilitator between affordable
housing groups and property owners to aid in the preservation of affordable
housing.
Implementation Strategies
• Allow an attached accessory dwelling unit, a duplex, or a two -unit
condominium /townhouse in single family zones on all lots that meet the
minimum lot area when various appearance and performance criteria
related to impacts on adjacent properties are satisfied. Promote mixed -
use developments with ground -level commercial space and residences at
and above the street level in specified areas.
• Using lessons learned, reinstate the limited demonstration projects for
clustered or cottage housing and allow limited demonstration projects for
innovative housing types not currently supported in the code.
• Explore increasing density in areas supported by transit or in proximity
to high - employment areas.
• Identify specific publically -owned land for affordable housing
development.
• Explore acquiring property to land bank for affordable housing.
• Develop specific statements regarding location, type, and characteristics
of desired affordable housing to present to local non - profit developers.
• Include supportive services, including but not limited to, employment
training and /or other economic development services, in affordable
housing programs.
• Partner with non - profit organizations and for - profit developers to
acquire, rehabilitate, construct, preserve, and maintain permanent
affordable housing and support services.
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■ Explore and develop incentive zoning, a housing trust fund, density
bonuses, parking exemptions, deferred or reduced payment of impact
fees, multi - family tax exemptions and /or other tools to develop or
maintain affordable housing that meets the needs of the community,
specifically units sized and priced for low and very -low income residents
Participate lat the regional level, by supporting a South King County
Housing & Neighborhood Planner position to work collaboratively with
the Planning, Code Enforcement, and Human Services divisions. This
position would aid in the achievement of- identified housing needs.
Responsibilities could include: pursuing and overseeing grant
opportunities, developing relationships with for profit and non - profit
stakeholders for city and regional affordable housing development,
increasing representation in regional efforts to fund affordable housing,
supporting land use and rental housing programs to improve the
condition of affordable housing for Tukwila's residents, and establishing a
neighborhood council /liaison program.
Commented [LB1i: This supports an ongoing effort by
the Housing Development Consortium to establish a
regional housing planner position for South King County.
Goal 3.3 The City of Tukwila supports and collaborates with other jurisdictions
and organizations to assess housing needs, coordinate funding, and
preserve and create affordable housing lopportunitiesL -� Commented [LB21: Consistent With CPP
Regional Cooperation
Policies
3.3.1 Support the equitable distribution of regional funds, such as Community
Development Block Grants and other federal, state, and county funding, to
support needed affordable housing.
I3.3.2I In a "State of Housing" report periodically review regional low- income = Commented [LB31: Consistentwith CPP, H- 17,18:
Measure results
housing goals to evaluate the City's compliance with regional standards and to
0 �
ensure that the City's affordable housing units are being preserved and
maintained. Adjust policies as need if affordable housing goals are not being
met.
3.3.3 Continue supporting very-low, low- and moderate - income housing to address commented [LB41: Consistent with CPP H -2: Poens on
the countywide need by supporting regional affordable housing development housing for below 30 %AMI
and preservation efforts
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Implementation Strategi
■ Partner with other jurisdictions to support regional funding for
affordable housing that serves homeless individuals and families, and
those earning less than 30% of the area median income
■ Engage with non - profit developers and King County to pursue Federal
and philanthropic funds for affordable housing
■ Enhance and encourage effective partnerships between land use planners
and human service planners
■ Foster relationships with owners of privately -owned multi - family
housing to encourage their participation in voucher programs and
partner with them to preserve and enhance safe, healthy, and affordable
housing options
■ Support and encourage legislation at the county, state, and federal level
that promotes affordable housing goals
Commented [LB51: Interdepartmental coordination and
streamlining processes addressed in Role and
Responsibilities - 15.1
Goal 3.4 The City of Tukwila has an improved and continually improving housing
stock in support of enhanced neighborhood (quality. Commented [LB61: Consistent with CPP x- 14,15,16: l
Regional Cooperation J
---------------------------------------------------------------------------------------------------------------------
Poflcle$ Commented [LB71: Utilities - sewers water, stormwater
- as relates to housing addressed in Utilities, 12.1
3.4.1 Continue to improve the condition of rental housing through administration
of the rental licensing
3.4.2 Continue to support the maintenance, weatherization, rehabilitation, and
long -term preservation of existing housing for low and moderate income
residents.
Implementation Strategies
■ Enforce the International Property Maintenance Code.
■ Advocate for rehabilitation and weatherization programs for rental units.
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Commented [LB81: Additional aspects of home
maintenance and repair addressed in Role and
Responsibilities 15.1
• Continue the Residential Rental Licensing and Inspection Program.
• Partner with non - profits to facilitate the purchase and upgrade of poorly
maintained rental housing.
• Support the education of tenants about cost - efficient choices they can
make to improve the health of their housing.
• Educate property owners about available resources they can access to
improve their rental housing.
• Explore establishing a Housing Trust Fund to assist low- income
homeowners connect to sewer.
Goal 3.5 The City of Tukwila includes a full range of housing for persons in all
stages of life and for all members of our community.
Policies
3.5.1 Adapt housing design standards to address the needs of all populations.
3.5.21 Assist in providing residents of the community with the human services, Commented [LB9]: Generally covered by Roles and
economic development, and transportation needed to increase access to Responsibilities policies 15.123 & .see also
implementation strategies 1, 2, 3 p. . 15- 15 -6.
housing options.
3.5.3 Continue to develop relationships with populations that have been
historically underserved and continue to support investment to better serve
their needs.
Implementation Strategies
Continue to support the Community Connector /Community Liaison
program. ! Commented [RF10]: See Roles and Responsibilities p. 15-
11, implementation strategy 11
Pursue collaborations and meaningful dialogue with organizations that
work with diverse and historically underserved populations.
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Goal 3.6
Policies
3.6.1
3.6.2
3.6.3
3.6.4
■ Continue to coordinate City planning and programming among
departments as related to housing options and �accessl. ' , Commented [RF11]: Supported by Policy 15.1.2
Increase long -term residency in the City.
Encourage long -term residency by improving neighborhood quality, health,
and safety.
Encourage long -term residency by providing a range of home ownership
options.
Support neighborhood associations and groups that actively work to improve
neighborhood quality and strengthen sense of community within the
neighborhood.
Continue and expand partnerships with the school districts serving Tukwila
students, in support of programs that seek to improve school performance
and student �successl.
Implementation Strategies
■ Provide and help market private and public assistance and education
programs for first time homebuyers.
• Design guidelines.
• Development regulations.
• Develop small neighborhood grants for clean -up and community -
building events.
Commented [RF12]: Addressed thru Roles and
Responsibilities implementation strategies #5 and 6, p.
15 -6. Other implementation strategies address
partnerships w /schools for other types of support. See
also Policy Community Image policy 1.3.8
■ Explore creating and supporting a neighborhood liaison program to help
develop neighborhood associations. i Commented [RF13]: See Policy 15.1.7
■ Include shared public spaces in new public buildings in neighborhoods
that allow neighborhoods gatherings
■ Develop a program that allows street closures for block parties.
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■ Develop a neighborhood block party "kit" for community use to
encourage neighborhood interaction
■ Work with school districts serving Tukwila students to promote a
positive image and reputation of Tukwila's schools and educational
programs
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Housing Element - Version 6.9.15
Revision Matrix 6.25.15
Note: Comments listed without an exhibit reference were delivered verbally during the public hearing
Row#
Page#
Comment
Exhibit # /Date /Source
Staff comment /analysis /options
(language changes in strikeout /underline, recommendation in bold)
Staff Recommendation: Revise as suggested. Now reads
"These steps are necessary to plan for growth that will
1
1
reduce barriers that prevent mede•t wage woiclkeias ow
and moderate income households from living near their
work or transit..." Language from PSRC Growing Transit
Purpose. Second paragraph. Change the word "modest' to be consistent
Mann, PC Work Session,
Communities Strategy -
with PSRC TOD language.
6.15.15
http: / /www.psrc.org /assets /9539 /GTCStrategy.pdf
Home Ownership Options. The last sentence states that the current range
of housing options does not accommodates older adults hoping to "age in
2
2/3
place." I would add that the current range doesn't accommodate older
adults who would like to remain in Tukwila but no longer want to live in a
large house with a big yard. Some seniors would like to downsize to a
Letter from Pam Carter,
small house with a small yard or even a townhouse.
dated 6.21.15
Comment noted.
Staff Recommendation: Policy 3.1.1. now reads "...to
3
3
meet the regional growth target of 4,500 new housing
Policy 3.1.1. Correct horizon date (typo)
Staff edit
units by 20142030."
Staff Recommendation: Revise as suggested. Policy 3.1.2
now reads "Explore adopting smaller lot sizes, especially
4
3
in neighborhoods where the historical lot pattern is
Policy 3.1.2. 1 would insert the word "especially" or "particularly" so that it
Letter from Pam Carter,
smaller than the established 6.7 dwelling units per acre
reads: "...sizes particularly in neighborhoods where..."
dated 6.21.15
(6,500 square foot lots)."
Revise Implementation Strategy on revised lot size. Change "maximum" to
5
3
"minimum" (typo).
Staff edit
See below (Row)
The intent of the Implementation Strategy is to involve
residents in the process of establishing lot area
minimums. Council will ultimately decide on lot area
minimums, but community involvement is critical to
ensure revised regulations are the best fit for the
neighborhood. Staff Recommendation: Revise to keep
6
3
intent of Implementation Strategy and add language to
better define the community's role in the process. The
Implementation Strategy now reads "Meet with
residents and property owners at the neighborhood
I would delete the first strategy as it sounds like the neighborhood will be
level to receive input to help establish desired lot area
deciding the minimum lots sizes. It makes sense to meet with the
Letter from Pam Carter,
-4i—minimums for the individual
neighborhood but their wishes should not be the controlling factor.
dated 6.21.15
neighborhoods."
6,500 sf minimum lot size and 50 ft minimum lot width requirements in
the LDR zone hamstring the number of buildable units and make projects
Comment noted. Policy 3.1.2 supports exploring options
7
3
economically unviable, specifically potential project at Riverton United
Email from Homestead
to adopt smaller lot sizes in neighborhoods where the
Methodist Church property. Support options to reduce lot size and lot
Community Land Trust,
historical lot pattern is smaller than the zoning code
dimensions.
dated 6.23.15
requirements.
Amending the development code to allow for a full
We ask the City include a strategy in the Comprehensive Plan to consider
range of housing options, which may include smaller
8
3/4
amending the development code requirements to allow for smaller studio
Letter from Bellwether
studio housing units, is addressed in Policy 3.2.2. Staff
housing units.
Housing, dated 6.25.15
Recommendation: Keep as is.
Staff Recommendation: Revise as suggested. Policy 3.2.1
now reads "Provide zoning that allows a variety of
9
4
Policy 3.2.1. Reword to clarify. The City provides zoning that allows for
housing throughout the City to allow for diverse,
housing, but does not provide housing.
Staff edit
equitable neighborhoods.
10
4
Policies 3.2.2 and 3.2.3. 1 support these policies that would enable a
Letter from Pam Carter,
greater variety of housing types than currently exist in Tukwila.
dated 6.21.15
Comment noted.
Staff Recommendation: Revise as suggested. Policy 3.2.3
11
4
Policy 3.2.3. Reword to clarify. The City has a limited supply of land. Utilize
Mann, PC Work Session,
now reads "Provide sufficient appropriate zoning4a.44-
zoning that allows for housing and other facilities.
6.15.15
for housing of all types..."
Suggest the City consider re- introducing the housing options program or
Email from Homestead
Comment noted. Goal 3.2 and Implementation
12
4
to consider a new set of allowances in residential zones that reward the
Community Land Trust,
Strategies support the reinstatement of limited
kind of development the City wishes to see.
dated 6.23.15
demonstration projects for clustered or cottage housing.
Policy 3.2.2 address housing opportunities for all
population segments. Staff Recommendation: Revise
One of the best ways to prevent and address homelessness is to ensure
Policy 3.2.2 to include language specific to households at
13
4
that quality, permanently affordable housing is available for very-low
less than 30% AMI. Policy 3.2.2 now reads " Encourage a
income households. Ask that the City add a policy under Goal 3.2 to "work
Letter from
full range of housing opportunities for all population
to address the need for housing affordable to households at less than 30%
HDC /Futurewise, dated
segments, including very-low income households
AMI."
6.23.15
earning less than 30% AMI, through actions..."
Policy 3.2.5 and 3.2.6 address affordable housing
preservation, including mitigating displacement. Staff
Recommendation: Revise Policy 3.2.5 to more explicitly
It is critical that the City implement proactive policies to prevent and
address displacement from redevelopment as an aspect
14
4
mitigate displacement as affordable housing is lost to redevelopment. Ask
of affordable housing preservation. Policy 3.2.5 now
that the City add a policy or strategy under Goal 3.2 to "work to prevent
reads "Develop affordable housing preservation
displacement of low- income populations and mitigate the impact of
Letter from
programs and strategies, including prevention of the
displacement as development occurs, particularly in proximity to transit
HDC /Futurewise, dated
displacement of low- income households in areas of
and opportunity -rich neighborhoods.
6.23.15
redevelopment."
Letter from Pam Carter,
15
4
1 strongly support the first strategy.
dated 6.21.15
Comment noted.
The now expired Housing Options program (TMC
I would remove the word "limited" in the second strategy. If we continue
18.120) was intended to be a limited, pilot program.
to be overly cautious and restrictive, we will have the same result, no
Many cities have demonstrated success with a limited
16
4
cottage housing, etc. I would prefer that the City develop codes for these
pilot /demonstration cottage housing program, and then
housing types rather than limit them to demonstration projects. Many
other cities have managed to adopt realistic, workable regulations, why
renewed and revised the program using lessons learns to
not Tukwila?
expand the program and to promote successful,
Letter from Pam Carter,
compatible development. Staff Recommendation: Keep
dated 6.21.15
as is.
Term of affordability addressed in Implementation
Strategy "Develop specific statements regarding
17
4
location, type, and characteristics of desired affordable
Ask that the City add a policy to ensure that affordable housing created or
housing to present to local non - profit developers." Staff
preserved using local public resources or by regulation retains its
Letter from
Recommendation: Keep as is. The level of affordability
affordability for the longest possible term and be created at below- market
HDC /Futurewise, dated
and how long housing will remain affordable would be
rate.
6.23.15
included in these statements to developers.
Staff Recommendation: Revise as suggested. Now reads
18
5
Reword Implementation Strategy to clarify City's role in supporting a
"Participate SUPP134 Eta# Rg at the regional level, by
regional housing position. City to participate and provide support but will
McLeod, PC Work
supporting - the ef a South King County Housing
not staff /fund the position.
Session, 6.18.15
& Neighborhood Planner position..."
Need for additional Implementation Strategy to support "Identify specific
19
5
publically -owned land for affordable housing development." Acquiring
Staff Recommendation: Revise as suggested. New
property (land banking) for affordable housing is a tool supported by the
Mann /McLeod, PC Work
Implementation Strategy reads "Explore acquiring
PSRC Growing Transit Community's effort.
Session, 6.18.15
property to land bank for affordable housing."
While there are a variety of regulatory incentives the City can utilize to
promote the development of affordable housing, some tools go beyond
Staff Recommendation: Implementation Strategy now
the City's jurisdiction, such as tax credits and tax - exempt bonds. The
reads " Explore and develop incentive zoning, tax ;Fed ts,
purpose of the Implementation Strategy is for the City to explore and
tax exempt - exempt - es, a housing
20
5
utilize regulatory tools and incentives to promote housing developments
trust fund, density bonuses, parking exemptions,
that meet community needs that are currently not being met by the
deferred or reduced payment of impact fees, multi -
existing housing stock, specifically'family- sized' (3+ bedroom) apartments
family tax exemptions and /or other tools to develop or
and housing that is affordable for low and very -low income residents. The
maintain affordable housing that meets the needs of the
Implementation Strategy should be revised to maintain this purpose and
community, specifically units sized and priced for low
include tools that are available to the City.
Staff edit
and very-low income residents."
Ask that the City add more tools to "explore and develop" under Goal 3.2,
such as: density bonuses, reduced parking requirements, multi - family tax
21
5
exemptions, fee waivers, impact fee exemptions, and permit expediting in
Letter from
order to encourage the development of housing affordable at below
HDC /Futurewise, dated
Comment noted. Staff Recommendation: Addressed in
market -rate.
6.23.15
previous comment (Row 19).
We ask that the City include a strategy in the Comprehensive Plan to
22
5
explore development incentives to reduce parking ratio requirements for
Letter from Bellwether
Comment noted. Staff Recommendation: Addressed in
affordable housing development near transit areas.
Housing, dated 6.25.15
previous comment (Row 19).
We ask that the City include a strategy in the Comprehensive Plan to
23
5
consider development incentives that reduce impact Tess for qualified low-
Letter from Bellwether
Comment noted. Staff Recommendation: Addressed in
income housing projects to encourage affordable housing development.
Housing, dated 6.25.15
previous comment (Row 19).
Letter from
24
5
HDC /Futurewise, dated
Strongly support the exploration of a housing trust fund.
6.23.15
Comment noted.
Letter from
25
6
Appreciate the attention paid to collaboration with other jurisdictions,
HDC /Futurewise, dated
nonprofits, and regional partners - Goal 3.3.
6.23.15
Comment noted.
Letter from
26
6
Strongly support Policy 3.3.2 to review progress toward reaching
HDC /Futurewise, dated
affordable housing goals.
6.23.15
Comment noted.
Comment noted. The potential Housing Trust Fund
Goal 3.4 Implementation Strategies- last bullet. Would this fund assist all
would assist all low- income homeowners living in the
27
7
low- income homeowners or only those connecting to City of Tukwila
City of Tukwila, regardless of sewer provider. This
sewers?
Letter from Pam Carter,
Implementation Strategy is consistent with language in
dated 6.21.15
the Utilities Element.
Goal 3.6 As the demand for housing rises in Tukwila, we urge the
28
8
Comprehensive Plan to emphasize the prioritization of permanent
affordable housing development to create long -term stability so that
Letter from Bellwether
equity and diversity remain an integral part of Tukwila's core.
Housing, dated 6.25.15
Comment noted.
Policy 3.6.2. 1 support this policy but feel it needs an additional
Policies and Implementation Strategies addressing
Implementation Strategy. I would suggest: Develop regulations for small
promoting a variety of housing options are found under
29
8
houses, cottage housing, and other innovative housing types appropriate
Goal 3.2 (pages 4 -5). Adding additional language to
for seniors so they may remain in the community.
Letter from Pam Carter,
support Policy 3.6.2 may be redundant. Staff
dated 6.21.15
Recommendation: Keep as is.
Staff Recommendation: Revise as suggested. New
Need for Implementation Strategy to support Policy 3.6.4. Schools are an
Implementation Strategy to support Policy 3.6.4. to read
30
S
important factor for prospective homebuyers and the City can do more to
"Work with school districts serving Tukwila students to
support and strengthen the image /reputation of Tukwila's schools to bring
Hansen meeting with
promote a positive image and reputation of Tukwila's
in more homebuyers and long -term residents.
staff, 6.22.15
schools and educational programs."
Residential Neighborhoods Element - Version 6.9.15
Revision Matrix 6.25.15
Note: Comments listed without an exhibit reference were delivered verbally during the public hearing
Row#
Page#
Comment
Exhibit # /Date /Source
Staff comment /analysis /options
(language changes in strikeout /underline,
recommendation in bold)
Walking and biking are potential organized
recreation activities. Organized recreation activities
1
5
should not focus on activities which requires access
Alford meeting with
to a motor vehicle.
staff, 6.23.15
Comment noted.
The issue is focused on protecting
neighborhoods from noise including
2
6
Noise Abatement. This title does not seem to
auto traffic, airports, and light and
match the text under it. The topic seems to be
Letter from Pam Carter,
heavy rail, and corresponds with Goal
about protecting neighborhoods.
dated 6.21.15
7.7. Staff Recommendation: Keep as is.
Staff Recommendation: Revise as
suggested. Policy 7.2.2 now reads
3
7
"Improve the public infrastructure in
Policy 7.2.2 Sidewalks are a critical component of
all neighborhoods to an equivalent
residential infrastructure. More emphasis should
Mann, PC Work Session,
level of quality, with an emphasis on
be placed on sidewalk development.
6.18.15
sidewalks."
Code Enforcement, proactive and reactive efforts,
Staff Recommendation: Revise as
can help to improve neighborhood quality and
suggested. New policy 7.2.5 now reads
4
7
improve and create a more consistent level of
"Provide adequate support for Code
quality /livability in the City's neighborhoods. Need
Enforcement efforts to improve and
for additional policy language on Code
Mann, PC Work Session,
maintain neighborhood quality and
Enforcement.
6.18.15
livability."
Staff Recommendation: Revise as
suggested. New Implementation
5
7
Need for Implementation Strategy to work off
Strategy now reads "Continue to work
Policy 7.2.1 to support schools as integral parts of
with school districts serving Tukwila
the built environment /infrastructure of
Hansen meeting with
students to ensure school facilities
neighborhoods.
staff, 6.22.15
provide quality public spaces."
Staff Recommendation: Revise as
Need for additional policy language to address the
suggested. New Policy 7.2.6 now reads
6
8
need for stricter enforcement of City codes to
"Strict code enforcement of policies
maintain and enhance neighborhood quality,
Mann, public hearing,
for neighborhood quality, especially
specifically for noise and odor issues.
6.25.15
regarding noise and odor."
Staff Recommendation: Revise as
Community members were involved in the creation
suggested. New Implementation
of the Walk and Roll Plan, but outreach efforts
Strategy now reads "Continue
7
8
have since ended. Community members should
developing and implementing projects
continue to be a part of the process, including
from the Walk and Roll Plan and Safe
implementation of the plan and the development
Routes to School, with a renewed
of new and enhancement of existing pedestrian
Alford meeting with
emphasis on community involvement
and bicycle facilities.
staff, 6.23.15
and engagement."
The specified areas which may require
sidewalks adjacent to new
development or participation in a no-
protest LID are not predetermined.
8
8
Areas, whether they be
neighborhoods or smaller
geographical areas, will be determined
4`" bullet — It's difficult to comment on this
by Public Works and the City's
without knowing where the specified areas are. Is it
Letter from Pam Carter,
established sidewalk prioritization
a particular neighborhood?
dated 6.21.15
protocol. Comment noted.
Staff Recommendation: Revise as
suggested. Implementation Strategy
now reads "Implement the Strategic
9
8
Plan, specifically Goal 1C - Focus City
Last bullet — The Goal 1 C should be written out as
planning and investments on creating
someone reading the Comp Plan may not be
Letter from Pam Carter,
a connected, dynamic urban
familiar with the Strategic Plan.
dated 6.21.15
environment."
Staff Recommendation: Revise as
suggested. Implementation Strategy
now reads "Apply the tree code to
10
8
New residential development should not
require site design that minimizes the
significantly reduce the tree canopy. Additional
removal of significant trees and
language should be added to include preservation
Alford meeting with
maintains appropriate tree canopy
of the tree canopy, in addition to significant trees.
staff, 6.23.15
standards."
Staff Recommendation: Revise as
Signage in neighborhoods can help to create a
suggested. New Implementation
welcoming, inviting, and inclusive environment.
Strategy now reads "Develop
11
8
Signage should focus on creating a sense of
neighborhood Signage in multiple
community and place making, rather than focusing
McLeod, PC Work
languages to foster a sense of
on the geographical neighborhood boundaries.
Session, 6.18.15
community in residential areas."
Promoting a diverse range of housing
Since the policy [7.3] deals with promoting a mix of
options is addressed in the Housing
uses, there should be a strategy dealing with
Element, Goal 3.1 and 3.2. Goal 7.3
12
9
housing other than new single - family homes. I
focuses on improvements to the built
would suggest: Development of a variety of
environment to encourage
housing types including townhomes, small houses,
Letter from Pam Carter,
sustainability. Staff Recommendation:
accessory dwelling units, duplexes, etc.
dated 6.21.15
Keep as is.
Staff Recommendation: Revise as
suggested. Implementation Strategy
13
9
Reword Implementation Strategy to clarify how
now reads "Continued emphasis on
City plans to put "emphasis" on existing land use
Mann, PC Work Session,
existing land use patterns to protect
patterns.
6.18.15
residential uses."
Implementation Strategies for Goal 7.3
(pages 9 -10) Staff Recommendation:
14
9
Keep as is. Wording of Implementation
Implementation Strategies should be reworded to
Alford meeting with
Strategies is consistent with other
include more verbs and be more actionable.
staff, 6.23.15
Comp Plan elements.
Policy 7.4.2. Language on "identified, valued
natural and historic features" may be too
restrictive in promoting high quality design. Also
Staff Recommendation: Revise to keep
unclear what is considered a natural and /or historic
purpose of preserving Tukwila's valued
feature in Tukwila./
natural and historic features without
15
10
The language on "identified, valued natural and
limiting different types of quality
historic features" should be kept to protect and
design. Policy 7.4.2 now reads "Ensure
enhance the City's natural and historic features,
that, when applicable, residential
such as the Duwamish /Green River. Language may
Mann, PC Work Session,
development reflects high design
be amended to allow for more flexibility of design,
6.18.15/ Alford meeting
quality in- harmony with identified,
but purpose should be kept.
with staff, 6.23.15
valued natural and historic features."
A landscape planter may be located
Goal 7.3 Implementation Strategies, 2nd and 4th
between the sidewalk and curb or
bullets. Landscape planters - If it is what I call a
between the sidewalk and adjacent
16
10
parking strip, a planting area between the curb and
building. Specific design requirements
the sidewalk, then I do not support these
would be codified in the Public Works
strategies. I really like parking strips but would not
Letter from Pam Carter,
Infrastructure Design Manual.
require them.
dated 6.21.15
Comment noted.
The Implementation Strategies on
page 11 correspond with the Single -
Family Residential Development
17
11
Policies (7.4.3- 7.4.7). The policy
Implementation Strategies, 3rd bullet. This doesn't
language in the Housing Element
match the language in the draft Housing Element's
Letter from Pam Carter,
applies city -wide, not solely to single -
Policy 3.1.2 and its Implementation Strategies.
dated 6.21.15
family homes /zones. Comment noted.
Staff Recommendation: Revise as
suggested. Implementation Strategy
18
11
Implementation Strategy on "diminished garage
now reads "... such as requirements
requirements ". Need to clarify to ensure off - street
for less visually prominent eliwinighpd
continues to be required /encourage. Reword to
Mann, PC Work Session,
garages Fequi. is and /or front
clarify "diminished."
6.18.15
yard setbacks for garages."
Goal 7.4 Implementation Strategies. 2nd bullet —
Once again I would caution that any right -size
19
13
parking standards need to recognize that lower
income workers may not be able to use transit if
they perform shift work or work in areas not
Letter from Pam Carter,
served by transit, particularly industrial areas.
dated 6.21.15
Comment noted.
Recreation space requirements are
Goal 7.4 Implementation Strategies. I would add
included in the Implementation
20
13
another strategy: Revise recreation space
Strategy "Multi- family design criteria,
requirements for multi - family housing and
Letter from Pam Carter,
standards, and guidelines." Staff
townhomes.
dated 6.21.15
Recommendation: Keep as is.
Staff Recommendation: Revise as
suggested. Implementation Strategy
now reads "Amend the zoning code to
21
13
Community gardens spaces should be encouraged
encourage community vegetable
as recreation space in multi - family developments.
gardens and other forms of urban
However, the current Implementation Strategy is
Alford meeting with
agriculture as part of recreation
too narrowly focused on vegetable gardens.
staff, 6.23.15
space."
Staff Recommendation: Revise as
suggested. Policy 7.5.1 now reads
"Link commercial areas located te-
'dRflti-' aFgag withinapproximately
22
13
one - quarter mile of residential areas
with high - quality n-- fflRtAFiFPd
Letter from Pam Carter,
pedestrian and bicycle access facilities
Policy 7.5.1. Needs to be reworded to be clearer.
dated 6.21.15
Staff Recommendation: Revise as
Need to clarify Implementation Strategy on parking
suggested. Implementation Strategy
23
14
in neighborhood- supportive commercial areas.
now reads "On- street parking along
Need to distinguish on- street and off - street
Mann, PC Work Session,
the street front, behind or beside
parking.
6.18.15
buildings."
Staff Recommendation: Revise as
suggested. Implementation Strategy
now reads " Continue to apply multi -
24
14
Implementation Strategy to support Policy 7.5.6
family and commercial design
should be more explicit about how to create
guidelines, with an emphasis on
divisions /transitions between commercial or
Alford meeting with
buffering residential uses from
industrial uses and residential uses.
staff, 6.23.15
commercial and industrial uses."
Southcenter Boulevard is the section
of'Southcenter' that is located east of
1 -5. The roadway becomes
Southcenter Parkway once it veers
south and runs by the mall. The
25
14
policies are intended to focus on
Southcenter Boulevard, the stretch of
Goal 7.6. These policies are not appropriate for the
roadway that separates commercial
entire length of Southcenter Blvd. They appear to
uses at Southcenter from the
be written for just the section of the roadway east
Letter from Pam Carter,
residential areas to the north. Staff
of 1 -5.
dated 6.21.15
Recommendation: Keep as is.
Goal 7.1 Residential Land Use Pattern
and Goal 7.2 Neighborhood Quality
address odor impacts on residential
areas with high level policy language.
More specific language is best suited
for regulations. In regards to
26
15
marijuana grow operations, the City is
aware that this is an issue and efforts
are underway to address them
through efforts outside of the Comp
Plan update. See Community Affairs
and Park Committee memo dated
6.22.15, available at
There needs to be an additional Goal addressing
http : / /records.tukwilawa.gov /WebLin
the protection of residential neighborhoods from
Letter from Pam Carter,
k8 /1 /doc /258740 /Electronic.aspx Staff
noxious odors.
dated 6.21.15
Recommendation: Keep as is.
FORTZRRA,
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June 25, 2015
Dear Tukwila Planning Commission and City of Tukwila Planning Staff,
Thank you for the opportunity to comment on Tukwila's 2015 Comprehensive Plan Housing and
Residential Neighborhood Elements updates. As you know, Forterra and Global to Local worked with
the City if Tukwila and six Community Connectors engaging the Somali, Burmese and Latino
communities for the City's Comprehensive P|anupdate.Housingandneighbo/hoodsvve/econsistendy
raised in our discussions particularly with regards to housing stability, diversity, quality and
Based on our conversations withmmmunhnmembers,we offer additional rec mmendationstofurthe/
emphasize housing stability, dive/sity, quality and affordability by:
• Preventing and mitigating displacement
• Maintaining affordability and quality ofcurrent multi-family units
• Encouraging apartment construction with more than two bedrooms
• Enforcing codes in current multi-family and mobile home units to ensure health and safety
We want to thank the City for the work already completed to include Policies and Strategies that
address the needs of its diverse residents. VVe believe the following recommendations support the
City's goal to create "thriving, equitable neighborhoods and homes where all people have the
opportunity to live in a safe, healthy, affordable home". We appreciate your consideration.
Housing and Residential Neighborhoods Elements
Homelessness and Displacement
Neither element addresses the issues of homelessness and displacement. Homelessness exists in the
city and— in light of growth anticipated by this comprehensive plan amongst other regional trends—
economic displacement of existing residents is a growing concern for the future.
We encourage the City to highlight the importance of addressing these citywide concerns within the
"Issues" section of the housing element by adding the following language:
• According to the U.S. Department of Housing and Urban Development (HUD), from 2008 –
2013 85% of Tukwila's very-low income renters paid over half of their income on housing,
putting them at serious risk ofhomelessness.
• Homelessness isa major issueinTukwi|a.The2013C}SP|Student'|eve|0atabasereportedthat
255 or 8.2% of students were experiencing homelessness in the Tukwila School District, the
highest percentage in South King County.
• With redevelopment, the chance for displacement of low-income communities, particularly
those below 30%AK4|' will increase.
Additionally, we recommend that the City include two new polices in Housing Element Goal 3.2 and/or
Residential Neighborhoods Goal 7.3:
• Policy: Prioritize development affordable to households at less than 30% AMI.
• rm/cy' Encourage strategies that prevent displacement of low-income populations and
mitigate the impact of displacement as redevelopment occurs, particularly in proximity to
transit and opportunity-rich neighborhoods.
Diversity ufHousing Stock
An issue vve heard often is a need for larger apartment units--namely, units with more than two
bedrooms. Many Tukwila families need affordable, larger spaces that can accommodate children and
extended families. We suggest the following addition in Housing Element, Goal 3.2 AND/OR
Residential Neighborhoods, Goal 7.4 Neighborhood Development: Multi-Family Residential
Development Policies:
Encourage the development of affordable apartment units in a variety of sizes, including a
percentage with more than two bedrooms.
Open Space
Having safe, healthy places to be outside is important for neighborhood quality. VVe encourage the city
prioritize this need by adding an Implementation Strategy to Residential Neighborhoods, Goal 7.2
Neighborhood Quality:
*
Support the development of neighborhood parks with places for kids and families to walk, play
and soend time outside.
Code Enforcement
We heard from many community members their apartments are currently not well taken care of by the
apartment managers or owners and many attempts to have repairs result in retaliation or even
eviction. More City support is needed to ensure families in multi-family units are healthy and safe. We
suggest the following in addition in Residential Neighborhoods, Goal 7.4 Neighborhood Development,
Multi-Family Residential Development Policies, Implementation Strategy 5:
*
Support and enhance Code Enforcement efforts to ensure new development meets City
standards and current mu|ti-fami|v units are b/ouohtuotostandard.
Thank you again for the opportunity to comment. We are committed to building a strong and healthy
Tukwila community.
Aurora Ab 'sn
Community Connector
He|berK400
vConnector
R�na8|andon
Community Connector
B�c ``MerMeredith �edi
K4onica0ava|os
CommunhvConnector Policy program Manager ' Fo/te/ra
-
Adam Taylor
OsmanEga| '
Executive Director
Community ' Global toLocal
From:
Graydon Mannina
To:
ComnPlanUndate
Cc:
Laura Beniamin
Subject:
Comments for 6.25 public hearing
Date:
Tuesday, June 23, 2015 8:33:32 AM
Hello,
I am submitting these comments on behalf of Homestead Community Land Trust. Homestead
is a non - profit affordable housing developer that provides opportunities for homeownership
for low and moderate - income families. The homes that we build & rehabilitate stay in our
trust and are passed -down to low and moderate - income families for generations to come.
Homeownership is a vital part of the affordable housing continuum- it gives families of little
means the opportunity to build equity in real estate, our construction efforts revitalize
neighborhoods and produce jobs, and most importantly, programs like Homestead combat
decades of institutionalized racism in housing policies that historical gave preference to the
white middle -class and that still linger today.
Homestead is in the midst of a feasibility study for development of affordable homes on the
Riverton Park United Methodist Church grounds. There was a project designed in 2007 -2009
for 30 cottage -style units, utilizing the then - existing housing options program for cottage
developments in LDR zones. This option is no longer available, and without some options,
lots like this will be very challenging to rehabilitate or develop. While we are allowed 35
units on the site in theory, the LDR zoning designation contains two requirements that prevent
us from moving forward with the project. The first is a 6500' minimum lot size requirement,
the second is a 50' minimum lot width. These two requirements combined hamstring the
number of units we could build, and in turn render the economics of the project non - viable. If
we had options to reduce lot size & lot dimensions, we could build the number of units
required to pay for development, and we could do so in 'clusters' with community space
(pocket park, community garden, etc.) between clusters. Further, with these options we would
be in a better position to pursue green certification on the project, as options for community
space and density are critical for certification.
In conclusion, Homestead suggests the City of Tukwila consider re- introducing the housing
options program, or to consider a new set of allowances in residential zones that reward the
kind of development the City wishes to see. Our project at Riverton Park UMC could
potentially be a case -study for this proposal.
Thank you for your time and consideration.
Graydon Manning
Owner
Net -0 Consulting
(360)- 480 -0058
From:
Rebecca Fox
To:
Laura Beniamin
Subject:
FW: meeting June 25, 2015
Date:
Monday, June 29, 2015 2:19:24 PM
Laura,
FYI, and for your response.
Rebecca
From: mokapc @aol.com [mailto:mokapc @aol.com]
Sent: Friday, June 26, 2015 8:05 PM
To: CompPlanUpdate
Subject: meeting June 25, 2015
My rn irn e its I::: °°suns C abUrnoc. I attended the irneefing Asst irnii lr°nt & afteir not signing LIP
to spealk, II did so at the end follIo iirn g those Ir -m diid. 1�iirnce ths was iiirn pIrOIrn ptLI on
my p irt, II WOUld Iliilke to SUbirnit some wiritten opiiniions conceirniing the proposed
O-m n e .
I firmly believe O-mnging llot sizes & allowing irn"'mIIlleir SUb ...plat iirn its a detarviiime nt to Ouir
e t dllii lr°ned irneii lr-- boil-mods. lI --nee dii , box 1r10u e , Using iiirn lle access iro d do
not d "dlle nd in" with the Cuirire nt irneii lr-- dboirlr-mod. "D-° ey tower oveir & dwairf the
SLIlrlrOUnding 1r10u e . Occasionally, theire wire 2 3 fairnilhes living in tease Ir °nu e Ir10LI e
with 4 ... 6 cairn peir iresidence. "D--fls severely ii impact congestion, rn6se iSSUes
elr-- flclle eirnissions in OUir airea. We Ir -nave seen eirneir e ncy elr-- flclle /peir o nrnell not be
dlle to ireaO - -i a residence, or get host & r -nave to come in another way. Ouir
irneii lr-- boil-mod its zoned for "llow density", single, f rniilly 1r10u iirn , not tease types of
1r10LIsing SitUaflons. Stacking tease 1r10LIses in so clloseIly, many with veiry Iliitfue yard
pace, definitely ii impact any "open" pace theire irnii Ir °nt de.
LIS "...ye lr "n, irii lr °n�, Iliilke teat's going to Ir -mp e n. II Ne allso tolId LIS the new owneirs weire
going to bUild a "f imiilly compoUirnd......Ir °ne wasn't SUire if theire WOUld be 3 or 4 Ir10 LIse
0illt.
Myself, as well as seveirall otheir irneii lr°n oir , Ir -nave been in contact with Code
I::: :. : :.rn oirceirn" e nt on nLlirnelrOLIS Occasions re irdiiirn pairlking iSSUes on 46th Ave. 160th its
eiry bLISY street, iii its the oirnlly thIll street to access all the Ir10 LIse firoirn" 42nd Ave to
1st Ave. TlI" °e SOLIth thIll Street its 164th, SO YOU can hmagine the alrYlOUnt of tra-f ic in
ths airea already. 42nd Ave its allso veiry bUsy, especially with the Nlkwila l......ii lr °nt Ifs iill
t fiio n at the bottom of the Ir°niillll. "P-° eire Ir -nave been gUiite few accidents at 42nd
160th, & allso seveirall near imii e . II::: :'leo le speed on 42nd ell as 160th, safety its
definite iSSUe. As I stated Asst irnii lr °nt, many ny of the Ir10 LIse Ir'nave 3.1- velr--flcles with
many ny p rllked on the street, not in driveways. Some iresidents wain p irlkiiirn
coirnirneircii ll velr--flcles on the street bUt afteir a 2 .... 3 month d tfue, that seems to Ir -nave
I sinceirely Ir °n pe the planning commission sees fit to Ikeep & irestoire the iiirnte iriity of
llong fume, well e t dllii lr "ned 1r10LIsing developments. y Ir'Xl d irnd bOLI lrlt O Ur 1r10LIse in
1972, II' e lived Ir °Hein since 1974. We wire llong fume iresidents & vellums O Ur
inneii Ir °nboirl- m od.
Flr' innIk YOU,
1::::,"aUla M C b U inn oc
16312 45th II:::: °II %1:3
Nlkwfla, WA 98188
HOU S IN
DEVELOPMENT futurewise
C, 0 n's 0 U 11, t Building Communities & Protecting the Land
June 23, 2015
Tukwila Planning Commission
City of Tukwila
6300 Southeenter Blvd,, 9100
Tukwila, WA 98188
RE: Comprehensive Plan Housing Element Update
Dear Planning Commissioners,
Thank you for this opportunity to cornment on the Housing Element update to your
Comprehensive Plan,
The Housing Development Consortium of King County (HDC) and Futurewise are committed to
working with cities across King County to create equitable communities where people of all
incomes can thrive in safe neighborhoods with good jobs, healthy affordable housing, quality
schools, a healthy built environment, and strong access to transit.
We very Much appreciate Tukwila's work toward achieving this vision through the City's
Residential Rental Licensing and Inspection Program, Minor Home Repair Program, economic
development activities, and community outreach efforts. This Comprehensive Plan update
process provides you an ideal opportunity to explore what other policies are necessary to create
an inclusive and affordable community for all of Tukwila's residents. To that end, we would like
to provide the following comments to help guide your work on the issues of- deeper
affordability, preservation, development incentives, regional partnerships, and implementation.
Deeper Affordability: Preventing Homelessness
Everyone deserves the opportunity to live in a safe, healthy, affordable home. Unfortunately, the
most recent data from the U.S. Department of Housing and Urban Development (HUD) shows
that 83% of Tukwila's very-low income renters are paying over half of their income in housing
costs, putting them at serious risk of homelessness,
We can see by the 338 children experiencing homelessness in the Tukwila School District that
more needs to be done to create housing stability in Tukwila. This will help reduce residential
transiency and improve educational outcomes in the school district. One of the best ways to
prevent and address homelessness is to ensure that quality, permanently affordable housing is
available for these households.
We therefore ask that the City add a policy under Goal 3 to "work to address the need for
housing affordable to households at less than 30% AML" This reflects the conclusions of
Your background report and adds specific policy language around the City's most dire affordable
housing need.
Preventing homelessness and addressing this housing need will take a range of implementation
strategies, and we are pleased the City has focused on a host of tools that will help meet your
goals. In particular, HDC wants to express its ongoing support and commitment to working with
South King County cities on a Housing and Neighborhood Planner position, as outlined in the
implementation strategy under Goal 3.2.
Preservation: Healthy Housing and Preventing Displacement
We greatly appreciate'rukwila's commitment to preserving and improving existing housing
stock. Given limited public dollars for the construction of new affordable housing, it is critical
that Tukwila maintain the affordability of existing homes. Preserving the quality and
affordability of existing homes is one of the best ways to ensure that Tukwila families can afford
a decent place to live.
Housing rehabilitation supports vibrant neighborhoods and healthy living situations, making it
easier for Tukwila's families to thrive. If rental property owners and homeowners lack the
funding necessary to maintain their homes, residents' health may be severely impacted by
housing health and safety hazards. These include mold, pests, injury hazards, and poor indoor air
quality.
As Tukwila grows and redevelops, it will be critical that the City preserve its existing affordable
housing stock. It will also be critical that the City implements proactive policies to prevent and
mitigate displacement as redevelopment occurs and to help Tukwila families relocate as
affordable housing opportunities are lost to redevelopment. We therefore ask that you add a
policy or strategy under Goal 3.2 to "work to prevent displacement of low-income
populations and mitigate the impact of displacement as redevelopment occurs, particularly
in proximity to transit and opportunity-rich neighborhoods."
-:- Development Incentives: Promoting Economic Development and Opportunity
Development incentives are a powerful, duel-purpose tool to create affordability while advancing
the City's economic development objectives. Tools like incentive zoning, density bonuses,
reduced parking standards, permit expediting, fee waivers, tax exemptions, and impact fee
exemptions can leverage the power of the private market to create affordable homes and catalyze
redevelopment with very limited public investment. It is critical that when the City offers
incentives like density bonuses that these tools are tied directly to public benefit in order for the
city to achieve the most for its dollar. When implementing incentives tied to affordability, we
urge the city to structure public benefits to create meaningful and long-lasting affordability.
We ask that the City add more tools to the "explore and develop" implementation strategy
in the Draft Housing Element under goal 3.2, such as: density bonuses, reduced parking
requirements, multi-family tax exemptions, fee waivers, impact fee exemptions, and permit
expediting in order to encourage the development of housing affordable at below market-
rate. We strongly support the exploration of a housing trust fund to complement these strategies.
When Tukwila provides incentives or cost reductions for preserving and maintaining affordable
housing, this housing should remain affordable for the longest possible term and be provided at
below market rate. We ask that the City add a policy to ensure that affordable housing
created or preserved using local public resources or by regulation retains its affordability
for the longest possible term and be created at below-market rate. We encourage 50 year
affordability of city-supported housing.
-*.- Partnerships: Working Regionally to Support Affordable Housing
We appreciate the attention Tukwila has paid in its Housing Element Draft to collaboration with
other jurisdictions, nonprofits, and regional partners. We also applaud Your attention to working
collaboratively to enhance resources for housing programs. As poverty becomes increasingly
concentrated in the Suburban areas of the Puget Sound, inter-jurisdictional collaboration will
become increasingly important for addressing regional housing needs and increasing funding.
We strongly support the implementation strategies in the Draft .Flousing Element that promote
working collaboratively to increase resources for affordable housing.
-.*- Implementation: Meeting Tukwila's Housing Goals
Meeting Tukwila's housing goals will require strong implementation and monitoring
mechanisms to ensure success. We strongly support Policy 3.3.2 to review progress toward
reaching affordable housing goals and look forward to working with the City as you continue to
update your Comprehensive Plan and implement the policies and strategies contained therein.
We would be happy to discuss these comments with you further and hope you will contact us
with any questions.
Sincerely,
Kayla Schott-Bresler
Policy Manager
Housing Development Consortium of Seattle-King County (HDC)
orisortlL.1111.0!:9
(206) 682-9541
0
Amy Gore
Sustainable Communities Director
Futurewise
(206) 343-0681 x 112
June 21, 2015
Dear Planning Commission,
I would like to express my support for the Draft Housing and Draft Residential Neighborhood Elements
of the Comp Plan.
I support the Vision and the Goals, Policies, and Implementation Strategies that are being proposed.
However, I do have a few specific comments:(Page numbers refer to the draft included in your June 18
meeting agenda packet.)
Housing
Pages 2 & 3 — Homeownership Option
The last sentence states that the current range of housing options does not accommodates
older adults hoping to "age in place." I would add that the current range doesn't accommodate older
adults who would like to remain in Tukwila but no longer want to live in a large house with a big yard.
Some seniors would like to downsize to a small house with a small yard or even a townhouse.
Page 3 — Policy 3.1.2
1 would insert the word "especially" or "particularly" so that it reads: "...sizes particularly in
neighborhoods where..."
Page 3 — Implementation Strategies
I would delete the first strategy as it sounds like the neighborhood will be deciding the minimum
lots sizes. It makes sense to meet with the neighborhood but their wishes should not be the controling
factor.
Page 4 — Policies 3.2.2 and 3.2.3
1 support these policies that would enable a greater variety of housing types than currently exist
in Tukwila.
Page 4 — Implementation Strategies
I strongly support the first strategy.
I would remove the word "limited" in the second strategy so it reads: "...reinstate the
demonstration projects for clustered or cottage housing and allow demonstration projects for..." If we
continue to be overly cautious and restrictive, we will have the same result, no cottage housing, etc. I
would prefer that the City develop codes for these housing types rather than limit them to
demonstration projects. Many other cities have managed to adopt realistic, workable regulations, why
not Tukwila?
Page 7 — Goal 3.4 Implementation Strategies, last bullet
Would this fund assist all low- income homeowners or only those connecting to City of Tukwila
sewers?
Page 8 — Policy 3.6.2
I support this policy but feel it needs an additional Implementation Strategy. I would suggest:
Develop regulations for small houses, cottage housing, and other innovative housing types appropriate
for seniors so they may remain in the community.
Residential Neighborhoods
Page 6 — Noise Abatement
This title does not seem to match the text under it. The topic seems to be about protecting
neighborhoods.
Page 8 — Implementation Strategies
4t" bullet — It's difficult to comment on this without knowing where the specified areas are. Is it
a particular neighborhood?
Last bullet — The Goal 1 C should be written out as someone reading the Comp Plan may not be
familiar with the Strategic Plan.
Page 9 — Implementation Strategies
Since the policy deals with promoting a mix of uses, there should be a strategy dealing with
housing other than new single - family homes. I would suggest: Development of a variety of housing types
including townhomes, small houses, accessory dwelling units, duplexes, etc.
Page 10 — Goal 7.3 Implementation Strategies, 2nd and 4" bullets
I don't know what a landscape planter is. If it is what I call a parking strip, a planting area
between the curb and the sidewalk, then I do not support these strategies. I really like parking strips but
would not require them.
Page 11 — Implementation Strategies, 3rd bullet
This doesn't match the language in the draft Housing Element's Policy 3.1.2 and its
Implementation Strategies.
Page 13 — Goal 7.4 Implementation Strategies
2 "d bullet — Once again I would caution that any right -size parking standards need to recognize
that lower income workers may not be able to use transit if they perform shift work or work in areas not
served by transit, particularly industrial areas.
I would add another strategy: Revise recreation space requirements for multi - family housing
and townhomes.
Page 13 — Policy 7.5.1
1 don't understand the meaning; it needs to be reworded to be clearer.
Page 14 — Goal 7.6
These policies are not appropriate for the entire length of Southcenter Blvd. They appear to be
written for just the section of the roadway east of 1 -5.
Page 15
There needs to be an additional Goal addressing the protection of residential neighborhoods
from noxious odors. I say this because last year I suffered from illegal marijuana grow house in my
neighborhood. The skunk smell was so strong that I had to close all windows while the plants were in
flower. A police officer told me that he knew of an instance when a condo owner had to vacate his unit
every time his neighbor's marijuana crop was flowering. Current City regulations only prohibit home
occupations from impacting the neighborhood by emitting noxious odors. Odors from garbage, dead
animals, or manure can be addressed by code enforcement, but not marijuana. I realize that odor
regulations are difficult to enforce, but Denver has an interesting regulation. The city has an instrument
to measure the odor but they can also write a citation if 5 individuals register complaints within a 12
hour period.
Goal 7.8 Odor Abatement
Residential neighborhoods are protected from undue odor impacts, in order to ensure for all residents
the continued use, enjoyment, and value of the homes, public facilities and recreation, and the
outdoors.
Policies
7.8.1 Prevent community degradation by prohibiting noxious odors.
Implementation Strategy
Strengthen odor regulations
In conclusion, overall I am very pleased with the proposed Draft Housing Element and Residential
Neighborhood Element and encourage you to send it to the City Council with your endorsement.
Sincerely,
Pam Carter
4115 S 139" St.
Tukwila, WA 98168
bellwether
afford more than rent
June 25, 2015
Tukwila Planning Commission
City of Tukwila
6300 Southcenter Blvd., #100
Tukwila, WA 98188
Dear Planning Commissioners,
On behalf of Bellwether Housing, thank you for this opportunity to comment on the Housing
Element of your Comprehensive Plan. Tukwila is seeing heightened development opportunities in
connection with its rapid growth and the light rail. This is a critical time to promote and incentivize the
development of permanent affordable housing along transit lines in Tukwila, in order to improve the
quality of housing options and secure the long -term stability and affordability of future housing stock.
Affordable housing is a catalyst for economic development because it reduces the housing rent
burden to allow local dollars to flow back into community goods and services. Well -built and solidly
managed affordable housing reinforces neighborhood stability and community strength. We are
motivated by your proactive approach to address affordable housing development in Tukwila through
the appropriate housing policy elements in this Plan.
Bellwether Housing is among the region's largest private non - profit affordable housing
providers. Over our 35 year history, we have developed 1,903 apartments that we own and operate, and
9,745 apartments for other non - profits throughout the state. Our ability to develop is constrained by the
exponentially rising land and construction costs, which deepen the financing gap for affordable housing
projects.
Tukwila has the opportunity now to alleviate some of these costs in order to attract high quality
affordable housing development. We encourage you to explore development incentives for affordable
housing such as reduced parking requirements, smaller housing units, and reduced impact fees. These
changes could make a difference in achieving the financial feasibility of affordable homes to ensure that
Tukwila remains a sustainable and stable place to live for years to come. We offer the following
comments on the Housing Element of your Comprehensive Plan to help guide your approach toward
affordable housing development.
I. Comprehensive Plan Goal 3.6: Increase Long -Term Residency in the City.
Neighborhood Stabilization through Affordable Housing: We understand that neighborhood
stability is important to Tukwila. Low turnover rates lead to the long -term residency that anchors
neighborhoods and stabilizes families so that adults can thrive and children can stay in school.
1651 Bellevue Ave., Seattle WA 98122 www.bellwetherhousing.org
According to the National Apartment Association 2013 report, "The turnover rate for individually
metered subsidized units was 28% versus 54% for market -rent units."'
At Bellwether Housing, we compiled affordable housing occupancy data from 8 Bellwether- operated
buildings in Seattle. This data reflects an even lower turnover rate of 10% for tenants with restricted
rent (see Appendix A).
As the demand for housing rises in Tukwila, we urge the Comprehensive Plan to emphasize the
prioritization of permanent affordable housing development to create long -term stability so that
equity and diversity remain an integral part of Tukwila's core.Z
II. Comprehensive Plan Goal 3.2: The City of Tukwila has Safe, Healthy, and Affordable Homes for all
Residents in Tukwila.
Zoning and Development Code Requirements: Policy 3.2.3 encourages a full range of housing
opportunities for all population segments and suggests meeting this through appropriate revisions
to Tukwila's development codes.
In order for Bellwether Housing to evaluate the current development codes in Tukwila, we
conducted a development feasibility study for a cluster of combined parcels along Tukwila
International Boulevard. The development capacity of the site was limited by two code
requirements: parking stall requirements and studio unit size requirements.
A. Parkin stall requirements: The housing unit count capacity of multi - family residential
projects is controlled by the required parking ratio. High parking ratio requirements
exponentially increase the total development cost of projects, reducing the funds available
to provide housing to meet the needs of the city.
We used the King County Multi - Family Residential Parking Calculator
(htt� //www.rightsizeparking.org/) to evaluate the estimated need for parking on this site.
For a 75 unit building at an average 50% AM along Tukwila International Boulevard, the
results show a parking unit ratio demand of 0.83 parking stalls per unit, a number that is
lower than the current Tukwila code allows.
Other jurisdictions are supporting reduced parking for affordable housing development,
including the City of Shoreline, which recently adopted it into their municipal code:
"Reductions of up to 50 percent may be approved by Director for the portion of housing
providing low- income housing units that are 60 percent of AMI or less as defined by the U.S.
Department of Housing and Urban Development." (SMC 20.50.400.D).
We ask that the City include a strategy in the Comprehensive Plan to explore development
incentives to reduce parking ratio requirements for affordable housing development near transit
areas.
1 Lee, Christopher. "Executive Summary: 2013 Survey of Operating Income & Expenses In Rental Apartment Communities,
National Apartment Association Sept. 2013: 67.
z For more data, see the "Seattle Family -Sized Housing" white paper, a report from the Seattle Planning Commission:
a { �irNdraag ;t:r nru ct6oius.s� at 8e. ov 2Q � C 0 flnnsly,5rz ;a 9ro rou rrug vu6�iYe -p wpm -o leased j1y- sr„at4le,plarWnlrrhr
commission[
Studio unit size: The current zoning code requires studio units to be an average of 500 sf and
no smaller than 450 sf. Jurisdictions like Seattle allow for housing units less than 400 sf
because it provides more housing to meet the increased demand. If the required square
footage of the studio units is reduced to less than 400 sf, it would increase the housing unit
count and reduce the cost of the development fees and sewer capacity fees.
Current King County sewer capacity fees are $6,500 per residential unit. These fees can be
reduced for units less than 400 sf. According to King County Wastewater, affordable housing
projects that prepay 15 -years of sewer capacity charges at the time of development are
eligible for a 50% discount for the following unit types & sizes:
Studio apartments less than 400sf, at 80% AMI or less per regulation agreement.
Studio and 1BDs of any size restricted to ages 55 or older, no income restriction.
We ask that the City include a strategy in the Comprehensive Plan to consider amending the
development code requirements to allow for smaller studio housing units.
III. Comprehensive Plan Goal 3.2: The City of Tukwila has Safe, Healthy, and Affordable Homes for all
Residents in Tukwila.
Impact and Municipal Fee Reduction: Goal 3.2 lists a series of supportive implementation strategies
to develop and maintain affordable housing to meet the needs of the community. These potential
strategies include the exploration of incentive zoning, tax credits, tax - exempt bonds, tax - exempt
impact fees, and a housing trust fund.
Current impact fees, permit fees, and municipal fees in Tukwila are substantial for a mixed -use
multi - family housing development project. Partial exemption of these fees is one change that could
make a difference in achieving financial feasibility for a high quality affordable housing development
in Tukwila.
Reduced and partially exempt impact fees for affordable housing were recently adopted by the City
of Shoreline and the City of Bellingham:
On January 1, 2015, The City of Shoreline adopted transportation impact fees ($3,607 per
housing unit) by Ordinance No. 690. SMC Chapter 12.40 waives these transportation impact fees
for affordable housing.
• On Monday, June 15th, the Bellingham City Council unanimously approved an ordinance that
amends Title 15 and 19 of the Bellingham Municipal Code to partially exempt impact fees and
reduce utility system development charges for qualified low- income housing projects.
We ask that the City include a strategy in the Comprehensive Plan to consider development
incentives that reduce impact fees for qualified low- income housing projects to encourage
affordable housing development.
The current housing stock in Tukwila can be considered relatively affordable today, but it is not
permanent affordable housing that will be preserved for long -term affordability in the future. We
support your efforts to proactively address permanent affordable housing through the policies and
strategies in this Comprehensive Plan and we ask that you consider additional strategies to further
incentivize affordable housing development that will secure neighborhood stability, maintain diversity,
and create community.
Thank you for your consideration. We look forward to further discussion with you on these
comments to this Comprehensive Plan. Please feel free to contact us with any questions that you might
have. We can be reached at 206 - 588 -4808 or amehl @bellwetherhousing.org.
Bellwether Housing
Appendix A:
Bellwether Housing Tenant Occupancy Duration Data:
Bellwether Housing compiled affordable housing occupancy data from 8 Bellwether- operated
buildings in Seattle that serve small and large families with children. These 8 buildings total 472
apartment units, of which 292 are 2 bedroom units or larger. The data below indicates a low
turnover rate for low- income tenants
• Over 50% of the residents in these apartment units are between 50 -60% AMI.
• Over 50% (244 units) of the total households (472 units) have lived in their apartments for 5
years or more.
• Over 20% (94 units) of the total households (472 units) have lived in their apartments for 10
years or more.
• With 48 households that have tenancies of 1 year or less, the turnover rate at these buildings is
roughly 10 %. According to the National Apartment Association 2013 report, "The turnover rate
for individually metered subsidized units was 28% versus 54% for market -rent units."'
• For more data about family housing, see the "Seattle Family -Sized Housing" white paper, a
report from the Seattle Planning Commission:
bttp: / /buiwdrngemonnecti ns. seattle gov /2014/02/t I/ a.� lily sized - housing - hite7p
op-
er- rewease .-
by- seattle- planning- commiss,on/
Lee, Christopher. "Executive Summary: 2013 Survey of Operating Income & Expenses In Rental Apartment Communities."
National Apartment Association Sept. 2013: 67,.
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
RESIDENTIAL
NEIGHBORHOODS
WHAT YOU WILL FIND IN THIS CHAPTER:
• A focus on neighborhood sustainability with an eye towards preservation and
development of community - building amenities
• Recognition that the residential neighborhoods in Tukwila each have historically
different development patterns and physical characteristics and in recognition of the
uniqueness, a move away from the one -size fits all approach to development
• Opportunities for new housing products that meet the needs and market realities of
Tukwila's residential population for the next twenty years.
This component of the Comprehensive Plan contains the goals and policies for land use and
development of Tukwila's residential neighborhoods. It serves as the basis for zoning and
plays a key role in setting City policy, development standards, design guidelines; and
investing of public capital into neighborhood improvement projects.
These goals and policies guide land use patterns, physical development priorities to
preserve and enhance the sense of community in Tukwila's residential neighborhoods.
They support the objectives and strategies outlined in the 2012 Strategic Plan; they are
informed by the Community Conversations and outreach efforts of the 2015
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Comprehensive Plan update process and, they build upon the image of neighborhood
quality described initially by the Tukwila Tomorrow Committee in 1994.
This element focuses on land use and development of residential neighborhoods.
Additional aspects of residential neighborhoods are found in other elements of the
Comprehensive Plan, including: Community Image and Identity, Utilities, Transportation,
and Parks, Recreation, and Open Space dPROSI).
Tukwila's residential neighborhoods are geographic areas, some with distinct boundaries
such as waterways and freeways, and others with less obvious boundaries based on time of
annexation. Tukwila's residential neighborhoods are a mix of smaller -lot, built -out
residential areas predominately built before WWII, large multi - family apartment
complexes built in the 1960's, 70's, and 80's, and newer areas characterized by more
recent, larger houses. New development in the single - family residential neighborhoods
occurs primarily as infill, through re- platting existing residential lots. This often results in
lot orientation or home sizes that are different from existing development. However, just
less than fifty percent of Tukwila residents live in the single - family neighborhoods. The
majority of residents reside in apartment or condominium buildings and any significant
increase in households will be through the development of multi - family units.
From the Comprehensive Plan's adoption in 1994 to the present, Tukwila residents have
described the city as having a distinct character focused on community and livability. In the
1990's, this characterization seemed based in its physical attributes, such as smaller
homes built on smaller lots, homes oriented close to the street, narrow street widths, and
parks and trails. While the physical development has changed in the last twenty years to
meet the City's growth and evolving needs of residents, residents still tend to see the
character of Tukwila's neighborhoods in terms of having a sense of belonging to the
community, easy access to community leaders, and ample trees and parks. Residents take
pride in the City's diversity and its global community while recognizing that this diversity
needs to be supported and that the voices of all residents, both long -term and recently
arrived, need to be heard.
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Commented (LBli: Staff comments throughout the
document highlight where to find additional /supportive
policies and implementation strategies in other elements
-1
-- - - - - - - - - --- --- - - - - - -
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The design of public and private development can enhance or inhibit this sense of
community which is a key to maintaining and strengthening neighborhoods as Tukwila
grows. Without it, Tukwila's residential neighborhoods will lose many of their most valued
characteristics and the public investment will not achieve its goals. Standards to which
public facilities such as schools, parks, and streets are designed should support the
neighborhoods' physical appearance and safety. As infill continues throughout Tukwila, -- commented isM21 Consistent With strategic Plan, Goal 1
development regulations may require revision to ensure that they strengthen the character
of Tukwila's neighborhoods, support interaction among neighbors, increase housing
options, and produce new housing that enhances the existing neighborhoods..
Although many choose to make Tukwila their long -term home, Tukwila's residents have
become increasingly mobile over the past two decades. Short -term residency, often called
transiency, is not unique to Tukwila; however it may be felt more strongly given the
relatively small size of the City's residential population. Previously, the transiency of
Tukwila's residential population was attributed primarily to short -term rentals. However,
the transiency of Tukwila's residents is due to several factors. Cost of housing, employment
and employment access, housing size and quality, access to services, and concern for
personal safety may all contribute to lack of residential stability in Tukwila. Residential
transiency may also limit Tukwila's sense of community, and contribute to poor school
performance. The City desires to stabilize residents and supports opportunities for
improved educational attainment, employment, engagement, economic security, and
personal safety.
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School
City Hall
Library
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ISSUES
In developing the policies to meet these goals, the following issues were
identified for Tukwila:
Neighborhood Quality
Ideally, the built, natural, and social environments in neighborhoods combine to provide
opportunities for residents to interact, experience nature, enjoy leisure and physical
activities, and to easily access food and other retail opportunities. However, many of
Tukwila's neighborhoods lack sidewalks and paths and other amenities such as retail and
services within walking distance. This limits residents' ability to enjoy their community,
and to get around without a motor vehicle.
Tukwila's current regulations only require the construction of sidewalks for short
plats /single - family development projects of 5 or more contiguous lots. Sometimes, this has
the inadvertent effect of discouraging maximum lot creation due to the increased cost of
infrastructure (i.e., developers may create 4 lots when they have enough land for 5).
Additionally, the Tukwila Community Center is not accessible without a motor vehicle to
most Tukwila neighborhoods. There is no transit service to the area and it is not within
walking or biking distance to most neighborhoods. There are very few other organized
recreational activities available to residents of Tukwila who lack access to a motor vehicle.
Neighborhood Development — Single Family Infill Compatibility
Newer Tukwila homes tend to be larger, and less compatible with existing housing stock.
The average home size is growing, reflecting a nationwide trend. There is limited available
land for residential development in the City, and as such most new development occurs as
infill in existing residential neighborhoods. To accommodate the desire for larger homes,
some vegetated areas are being removed for new development. Encouraging new
development to meet housing targets and residents' needs while maintaining the character
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Commented (LB31: Condition found in Housing as it
relates more to condition of housing stock. Connectivity
and Infill cover aspects of neighborhood
condition /quality.
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and quality of neighborhoods can be challenging. A variety of regulatory tools provide
possible avenues to encourage compatible design without unduly limiting development.
Neighborhood- Supportive Commercial Areas
Commercially -zoned areas within and adjacent to residential neighborhoods provide the
opportunity for residential support services to locate within walking and bicycling distance
to where people live. There are limited neighborhood- supportive commercial areas in
Tukwila. Larger commercial areas, including Southcenter and business along Tukwila
International Boulevard, are located beyond walking or convenient bicycle distance for
many residents. A variety of development regulations and incentives can help to promote
neighborhood- supportive commercial development that is in character with residential
development and can provide transitions from residential neighborhoods to larger
commercial and mixed -use areas.
Noise Abatement
Many residents choose to live in Tukwila for its convenient location and access to services
and amenities. This is underscored by the City's central location in the Puget Sound region,
as the approximate midpoint between Seattle and Tacoma, proximity to major interstate
highways, and proximity to SeaTac International Airport. The challenge is to preserve this
access while buffering the neighborhoods from traffic and commercial encroachment to
enhance desirable community qualities.
GOALS AND POLICIES
These residential neighborhood land use goals are Tukwila's approach to sustaining and
improving residential neighborhoods and supporting continued development that allows
flexibility and predictability to meet the community's need and desires.
Goal 7.1 Residential Land Use Pattern
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A land use pattern that encourages a strong sense of community by grouping
compatible and mutually supportive uses and separating incompatible uses.
Policies
7.1.1 Maintain a comprehensive land use map that supports the preservation and
enhancement of single - family and stable multi - family neighborhoods; eliminates
incompatible land uses; and clearly establishes applicable development
requirements through recognizable boundaries.
Implementation Strategies
■ Update the Comprehensive Plan map
■ Implement the Strategic Plan
■ Continue to apply Development Regulations
Goal 7.2 Neighborhood Quality
Tukwila's residential neighborhoods have physical features that preserve and
strengthen neighborhood character, enhance neighborhood quality, and
foster a strong sense of community.
POLICIES
7.2.1 Maximize neighborhood quality through City actions that help define the City
and neighborhoods as specific "places."
7.2.2 Improve the public infrastructure in all neighborhoods to an equivalent level of
quality, with an emphasis on sidewalks.
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7.2.3 Include human service needs as one of several factors for evaluating capital and
programmatic needs.
7.2.4 Use urbanization and development to foster a sense of community and replace
lost vegetation and open spaces with improvements of at least equal value to the
community.
7.2.5 Provide adequate support for Code Enforcement efforts to improve and maintain
neighborhood quality and livability.
17.2.6I Strict code enforcement of policies for neighborhood quality, especially
regarding noise and odor.
Implementation Strategies
• Emphasize public health and safety concerns in development design
• Mandate through the zoning code and design manuals, high quality
public facility and private development design for neighborhood
quality
• Continue to work with school districts serving Tukwila students to
ensure school facilities provide quality public spaces
• Continue developing and implementing projects from the Walk and
Roll Plan and Safe Routes to School, with a renewed emphasis on
community involvement and engagement.
• Require sidewalks adjacent to all new development or participation in
a no- protest LID with all new residential development in specified
areas.
• Pursue a program to form neighborhood Local Improvement Districts
and other innovative funding sources for construction of sidewalks.
• Develop a right -of -way manual to provide clear direction to developers
on required improvements as infill development occurs
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Commented (LB41: Comment from Code Enforcement -
Noise complaints are not enforced by code enforcement.
Police are responsible for noise complaints. Odor
complaints are not enforced by Code enforcement either.
Complaints can be registered with Puget Sound Clean Air
Agency. They have an online complaint form that can be
filed. Not sure what enforcement is Like with them.
"Strict enforcement of policies for neighborhood quality"
will need to be spelled out more completely.
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■ When possible, create flexible development standards to provide
creative solutions to infill challenges for short plats or smaller
developments when development meets or exceeds the goals
established by the code and neighborhood groups but may not exactly
conform to the written standards.
■ Apply the tree code to require site design that minimizes the removal
of significant trees and maintain appropriate tree canopy standards.
■ Commit City resources to encourage and facilitate neighborhood
development groups and work parties for neighborhoods interested in
investing time into improvement projects such as clean -up events,
public space improvements, or strengthening social capital through
neighborhood meetings and social gatherings
■ Consider a small grant program for neighborhood -based and led
improvement projects
■ Explore zoning code updates to address sharing economy uses in
residential areas, including but not limited to short -term vacation
■ Implement the Strategic Plan, specifically Goal 1 C -Focus City
planning and investments on creating a connected, dynamic urban
environment.
■ Develop neighborhood signage in multiple languages to foster a sense
of community in residential areas.
Goal 7.3 (Neighborhood Sustaina
Continuing enhancement and revitalization of residential neighborhoods to
encourage long -term residency and environmental sustainability
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Commented (LB51: Undercurrent TMC, sharing economy
rentals (such as Airbnb and VRBO) best fit under the
"bed and breakfast" conditional use. This may need to be
updated to better address vacation /short term rentals
if /when they become more prevalent in Tukwila
Commented 1SM61: Replacing Vitality with Sustainability
supports the Strategic Plan goal of "maintenance,
improvements, & diversity in the City's housing stock."
(Sense of Community covered in goal 7.4)
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Policies
7.3.1 Utilize both City and non -City funding to directly promote revitalization of
residential neighborhoods.
7.3.2 (Decrease greenhouse gas emissions through land use strategies that promote a
mix of housing, employment, and services at densities sufficient to promote
walking, bicycling, transit and other alternatives to auto travel. -------- commented IsM71: Required by CPP policy DP -5
IMPLEMENTATION STRATEGIES
• Continued emphasis on existing land use patterns to protect
residential uses
• Investment in public works and infrastructure improvements
• Infrastructure fund support for residential area buffering
improvements
• Subdivision and replatting of large residential lots
• Infrastructure fund incentives for residential rehabilitation and new
construction
• Capital Improvement Plan (CIP)
• Residential Street Program in the CIP
• Development of new single - family homes
• Encourage redevelopment through an informed business and real
estate community
■ Invest in public facilities and improvements to encourage
neighborhood identity and private property improvements
■ Where feasible, encourage multifamily housing to include space to
garden.
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• Require sidewalk and landscape planter for both sides of residential
streets and where appropriate on 2 -lane street improvements.
• Develop and implement a neighborhood traffic calming program
• Require sidewalk and landscape planters in front of all multi - family
developments
• Revise development regulations to create an incentive rather than
disincentive to share access roads that will serve proposed plats and
future adjacent platting
Goal 7.4 Neighborhood Development « -- —( Formatt ed: Line spacing: Multiple 1.1511
Tukwila's residential neighborhoods have a high - quality, pedestrian 4 { Formatted: Line spacing: Multiple l.ls 1i
character with a variety of housing options for residents in all stages of life.
General Policies
7.4.1 Encourage resident identification with the neighborhood through physical
improvements and programs including neighborhood gathering spots, landmark
designation and improvement, and streetscape improvements.
7.4.2 Ensure that residential development, when applicable, reflects high design
quality in harmony with identified, valued natural and historic features.
Single - Family Residential Development Policies
7.4.3 Support single - family residential in -fill housing that is in harmony with the
existing neighborhood as a means of achieving adequate, affordable, and /or
diverse housing.
7.4.4 Encourage single - family residence design to foster a sense of safety and security.
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TUKWILA COMPREHENSIVE PLAN
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7.4.5 Develop neighborhood- specific single - family regulations that encourage compat-
ibility with the existing scale of residential structures in the neighborhood,
provide an appropriate relationship of lot area, building scale, and building
siting, and maintain a sense of community (e.g. mature trees, pedestrian scale,
sensitive transition between public and private spaces).
7.4.6 Support a residential rehabilitation program that provides assistance and
inducements for residents to upgrade and maintain safe, attractive homes and
yards.
7.4.7 Allow home occupations as accessory uses if they have a level of activity
compatible with single - family structures and residential neighborhood goals.
Implementation Strategies
• Revise development regulations at the neighborhood level to reflect
the historic development patterns of neighborhoods and to develop
regulations that best fit the unique development characteristics of
neighborhoods.
• Develop a process for residents to participate in developing
regulations for individual neighborhoods.
• Revise code to maintain standard minimum lot size of 6,500 SF but
allow smaller lot areas subject to design standards that mitigate the
potential negative impacts of smaller lots.
• Review accessory dwelling unit standards to be considered standalone
units or units in attached garages in specific circumstances
• Allow rehabilitation or replacement of existing manufactured and
mobile homes
• Use site design to provide transition between public and private places
• Minimize building setbacks to facilitate neighborhood communication,
and friendly transition areas between street, sidewalks, and dwellings
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TUKWILA COMPREHENSIVE PLAN
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• Encourage off - street parking and garage and carport standards that
reduce auto dominance, such as requirements for less visually
prominent garages and /or front yard setbacks for garages
• Develop and implement a City assistance program to address
maintenance needs, regulatory revisions and provide technical
experience and financial assistance
• Provide funding and technical assistance for neighborhood tree
planting and pruning
• Improvements and additions shall meet current codes; minimize the
necessity to bring entire building up to code
• Revise code to allow home occupations in detached garages to support
the development of detached garages.
• Continue Code Enforcement efforts to ensure new development meets
City standards
Multi- Family Residential Development Policies
7.4.8 Support a multifamily residential rehabilitation program that provides
assistance and inducements to owners to upgrade and maintain safe, clean and
attractive facilities.
7.4.9 Support zoning densities that encourage redevelopment of existing multi - family
properties.
7.4.10 Ensure that all multi - family residential developments contribute to a strong
sense of community through site planning focused on neighborhood design
integration; building design architecturally linked with the surrounding
neighborhood and style; streetscapes that encourage pedestrian use and safe
transition to private spaces, with trees reducing the effects of large paved areas;
with recreational spaces and facilities on site; creative project design that
provides a diversity of housing types within adopted design criteria, standards,
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
and guidelines; and operational and management policies that ensure safe,
stable living environments.
Implementation �trateglesl Commented (LB81: Support of the Crime Free Housing
Program found in Roles and Responsibilities 15.1
• Survey specific assistance needs
• Establish a City- sponsored assistance program to address maintenance
needs, regulatory revisions, and provide technical experience and
financial assistance as appropriate
• Improvements and additions shall meet current codes; minimize the
necessity of bringing entire building up to code
• Develop right -size parking standards to encourage larger units and
fewer paved areas provided the standards meet demonstrated needs.
• Support and enhance Code Enforcement efforts to ensure new
development meets City standards
• Multi- family design criteria, standards and guidelines
• Amend the zoning code to encourage community gardens and other
forms of urban agriculture as part of required recreation space.
• Provide recreational space through on -site locations in new multi-
family developments.
• Explore amending the zoning code to allow densities that promote
redevelopment of aging multi - family properties
Goal 7.5 Neighborhood- Supportive Commercial Areas
Neighborhood- supportive commercial areas, including Residential
Commercial Centers, that bring small commercial concentrations into and
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TUKWILA COMPREHENSIVE PLAN
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adjacent to existing residential neighborhoods to improve existing residential
areas while providing products and services to nearby residents.
7.5.1 Link commercial areas located within approximately one - quarter -mile of
residential areas with high - quality pedestrian and bicycle access facilities.
7.5.2 In neighborhood commercial developments, harmoniously reflect the scale
and architectural details of surrounding residential structures, and
encourage non - motorized access.
7.5.3 Employ appropriate design elements to blend in with the character of the
residential neighborhood.
7.5.4 Encourage new construction rather than converting existing residential
structures to commercial uses.
7.5.5 Encourage neighborhood commercial structures to incorporate residential
units at medium densities.
�7.5.6I Create a logical and harmonious division between commercial or industrial commented iLB91: From Transportation Corridors
uses and residential uses by using changes in topography and through
appropriate development standards, including street design.
I7.5.7I Ensure appropriate structural transitions between commercial and commented iLB101: From Transportation Corridors
residential zones.
Implementation Strategies
• Zoning Code
• On- street parking along the street front, behind or beside buildings
• Continue to apply multi - family and commercial design guidelines, with
an emphasis on buffering residential uses from commercial and
industrial uses
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IGoa17.6
TUKWILA COMPREHENSIVE PLAN
Southcenter Boulevard
Residential Neighborhoods
A corridor of low -rise offices, residences, with localized commercial uses at
major intersections all of which act as a buffer to the low- density residential
neighborhoods to the north.
7.6.1
7.6.2
7.6.3
IGoa17
Balance the competing concerns of uphill residents for maximum views and the
community -wide desire for contour - hugging design and angular lines of hillside
structures.
Require sloped roof lines along Southcenter Boulevard to imitate the local
topography and residential character.
Provide additional pedestrian connections between residential areas to the
north and Southcenter Blvd.
Implementation Strategies
■ Zoning Code
■ Continue implementation of the Southcenter Plan
Noise Abatement
Residential neighborhoods are protected from undue noise impacts, in order
to ensure for all residents the continued use, enjoyment and value of their
homes, public facilities and recreation, and the outdoors.
Policies
7.7.1 Prevent community and environmental degradation by limiting noise levels.
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Commented (LB111: Moved from Transportation
Corridors to Neighborhood as a goal for buffering
residential from commercial /traffic.
- --- '� Formatted: Line spacing: Multiple 1.15 li
Commented (LB121: Consistent with CPP DP -36,
minimize /mitigate health impacts of MIC on residential
communities
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
7.7.2 Discourage noise levels which are incompatible with current or planned land
uses, and discourage the introduction of new land uses into areas where existing
noise levels are incompatible with such land uses.
7.7.3 Require building contractors to limit their construction activities to those hours
of the day when nearby residents will not be unreasonably disturbed.
7.7.4 Discourage noise levels incompatible with residential neighborhoods.
�7.7.5� Encourage the reduction of noise from Seattle- Tacoma International Airport and commented ILB131: Consistent With CPP DP -1o, land use
King County Airport, by promoting the development of new or the retrofit and adjacent to airports
modification of existing aircraft engines which are quieter, and operational
procedures that help reduce aircraft noise emission levels.
7.7.6 Work with the Port of Seattle, King County Airport and
the Federal Aviation Administration to promote the development and
implementation of airport operational procedures that will decrease the adverse
noise effects of airport operations on Tukwila and its residents.
7.7.7 Ensure that urbanization and development do not negatively impact current
neighborhood noise levels, and adhere to Environmental Protection Agency and
Federal Aviation Administration standards.
Implementation Strategies
• Coordinate with the Washington Department of Transportation
• Berming, landscaping, setbacks, tree planting
• Use building construction and siting methods to mitigate noise.
• Develop noise standards for home occupations.
• Lobby the Federal Aviation Administration (FAA) to develop and
implement airport operational procedures to reduce noise impacts.
• Coordinate with other jurisdictions surrounding airports to ensure
common purpose and implementation strategies.
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■ Work with King County International Airport /Boeing Field to establish
an appropriate noise monitoring system, including better identification
of noisy flight events, counseling /education of pilots about quieter
flying techniques, flight patterns that avoid noise - sensitive areas and
other strategies.
■ Continue to implement and enforce Tukwila's Noise Code Commented ILB141: TMC 8.22
■ Continue to work with Sound Transit and BNSF to reduce rail noise
and ensure it meets the Federal Transit Administration standards and
continue to work with the Port of Seattle to reduce airport operational
noise and ensure airport operational noise meets FAA standards
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Commented (SM151: Noise level studies have been done
on light rail and airport noise and will continue (light rail
to meet FTP standards and Airport to meet FAA
standards)